For more information, please Greyden Douglas:Greyden DouglasOAKWYN Realty Ltd.Phone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970greyden@raincityproperties.com**The data relating to real estate on this website comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real Estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page my not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage: Rennie & Associates Realty

]]>http://www.raincityproperties.com/blog/7552Tue, 24 Feb 2015 17:29:42 -0000http://www.raincityproperties.com/blog/7542
266 E 21ST AVMain St Character Home. Full reno in 07 down to the studs. Open plan main with fir floors, wainscotting. crown moldings, gas fireplace, stained glass + 2 pce pwder rm with laundry. Granite counter, island, stainless appliances and pantry. Fabulous office with wrap around built ins. 3 bdrms up and full bath plus 2 bdrm suite down @ $1400. Newer deck off kitchen and sleeper deck off master bdrm. Very nice double garage with attic storage and skylights. Sunny south garden on an exceptional tree lined street half a block to all the action on Main St.For more information, please Greyden Douglas:Greyden DouglasOAKWYN Realty Ltd.Phone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970greyden@raincityproperties.com**The data relating to real estate on this website comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real Estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page my not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage: Re/max Select Properties

Gorgeous restoration to this late 1920's character home in quiet and bright location! Huge upgrades in 2007/2010 & 2013 including a raised lower level with all new fixtures and fittings including a new master suite. The main level boasts original fir wood floors, upgraded kitchen w/ Brazilian cherry flooring, 2 spacious bedrooms and a tastefully remodelled main bathroom. Lower level offers new master suite, stunning 6 piece bath and walk out to backyard. Other key features include newer electrical and plumbing, newer hot water heating, single garage off lane, laneway housing allowance, feature gas fireplace and large family room on lower level, entertainment deck and close proximity to Cambie corridor shops. Perfect investment!CLICK HERE FOR MORE PHOTOSFor more information please contact Greyden Douglas:Greyden DouglasOAKWYN RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970greyden@raincityproperties.com ** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*

Listing Brokerage: Virani Real Estate Advisors ]]>http://www.raincityproperties.com/blog/7516Thu, 19 Feb 2015 11:54:07 -0000Multiple bids, price jumps in Metro Vancouver&#39;s hot housing markethttp://www.raincityproperties.com/blog/7061
Situation isn’t expected to improve much for buyers in 2015, realtor saysA low inventory of single-family detached homes for sale in Metro Vancouver has buyers engaging in multiple bidding wars or camping out to get a shot at the few homes when they come on the market.The demand is so high that many buyers are paying more than the original asking price and, in some cases, aren’t bothering with inspections or subjects on the property before signing on the dotted line, said Cory Raven, managing partner at ReMax Select Realty.This is because they’re afraid someone else will beat them to the punch if they wait or take their time, he said.“It’s very typical for someone to enter the market once, twice or three times expecting to buy a house and going into the bidding war and losing.” Raven said.“It really has changed the dynamic of the good old days when you see a place, put in an offer and wait a couple of weeks … people are going into a 40-year-old house with no inspections.”Such tactics are not surprising in the most expensive region in Canada for residential real estate in 2014. The average residential sale price for a single-family home in Metro Vancouver this year was about $838,400, up from $781,517 a year earlier, according to the ReMax 2015 housing market outlook.And the situation isn’t expected to improve much for buyers looking for deals in 2015, with home prices forecast to rise by at least three per cent across Metro Vancouver — similar to what was experienced this year. Healthy gains are also anticipated in Kelowna, which is expected to see a seven-per-cent increase, and Victoria, slated for a four-per-cent rise in house prices.The market is so hot that sales of single-family houses are still being listed across Metro Vancouver into mid-December, when they would have usually stopped by now before resuming in the new year, said Brian Lamb, of Royal LePage Realty Coquitlam.“It’s bizarre,” Lamb said. “It can only go up in the first quarter of 2015. I think we’re going to have an incredible first half.”The ReMax report suggests young families and older homeowners wishing to downsize are expected to drive demand, while interest from Mainland China also continues to influence the Greater Vancouver market.“The supply side has definitely been affected,” Raven said. “A lot of people who are housing rich don’t know what to do with the equity except to keep it.”David Lamb, of Sutton Group West Coast Realty, agreed many older people are hanging on to their homes, which is having an impact on inventory. He recently had eight offers on a home in Windsor Park on the North Shore, while a property east of Seymour raked in $40,000 more than the asking price, which was round the mid-$800,000s.“Earlier this year we had a guy who lost out four times and finally found a house,” David Lamb said. “It’s emotional, it’s tough. When there’s a lot of competition, there’s always somebody who will pay more.”It’s not just older homes that are facing the crunch. Lamb said foreign investors are willing to pay more for a home in Metro Vancouver, particularly in the Tri-Cities and Burnaby, where they tend to knock down existing homes to build their own.He cited the Rivers Run development as an example of foreign investment interests: in the first two phases 24 homes sold within hours, while the remaining 14 homes were snagged within an hour by buyers who camped overnight to get them.ReMax expects there will be upward pressure on detached house prices in Vancouver’s west side due to high demand and low inventory, but said the condo and townhouse markets will likely sustain a more balanced market.However, even those markets aren’t immune from buyers’ frenzy. ReMax realtor Mary Cleaver said a four-bedroom townhouse listed on Vancouver’s Carolina Street had seven offers and was sold within the week, with no subjects and at $50,000 more than the asking price. “It is unique for that to happen,” she said.Condos in East Vancouver were in high demand near the end of 2014, according to the report, which suggested well-priced homes often sold within one to two weeks, whereas the average market time for condos was 45 days. “The condo market has been healthy but nowhere near the bidding wars and housing (price) gains,” Raven said.But both Lamb and Raven said some people are starting to get buyers’ fatigue and bowing out of the bidding wars. Two Sundays ago, Lamb said, 28 people had come through an open house, but several parties decided not to bother in the bidding. “We had people who won’t get tied up in this flurry,” he said.However, ReMax noted as those potential buyers move to the sidelines and wait for the market to stabilize, the demand in the region will continue to grow.

It’s not the first time Fitch Ratings has issued such warning about household debt and real estate values.In its latest report, Fitch details how the “Canadian consumer has essentially had to lever up to keep pace with the growth in home prices,” and how values have surged in Toronto and Vancouver, in particular.While the country’s banks are insulated via the insured mortgages of Canada Mortgage and Housing Corp., Fitch nonetheless warned that “two key catalysts for a potential deterioration in consumer credit are general housing affordability issues … as well as potentially elevated interest rate sensitivity of borrowers.”The recent report by analysts Justin Fuller and Christopher Wolfe is a 2015 outlook for Canada’s banks. Its rating outlook is “stable,” while its sector outlook is “negative.”“The key macroeconomic driver of Fitch Ratings’ outlook is the high level of consumer indebtedness in Canada, which Fitch still believes to be at unsustainable levels,” the agency said.“This, combined with what Fitch believes to be signs of overvaluation in the Canadian housing market, particularly in areas such as Vancouver and the Greater Toronto Area, begets a cautious view of consumer credit and thus the negative sector outlook.”Still, Fitch expects a soft landing for the housing market, despite the "high and unsustainable levels" of debt.Further, where the banks are concerned, Fitch cited their “good” earnings, their “resilient overall operating performance” over the years, their “solid balance sheets” and, again, the fact that CMHC “insulates” them.“Given Fitch’s view of a soft landing of the Canadian housing and mortgage market, Fitch would expect a slowdown in earnings from the Canadian banks’ consumer businesses, which are the banks’ largest,” it said.“Should the landing be somewhat harder, higher provision expense is likely to materially affect earnings performance.”Canadian consumers are juggling $1.8-trillion in debt, almost $1.3-trillion of that in mortgages.And this, the Bank of Canada warned just last week, is a significant threat.Bertrand Marotte: Record household debt triggers warnings over ‘insatiable’ borrowingJacqueline Nelson in Streetwise (for subscribers): How the oil price will affect Canadian banksWhy Fitch is sticking to its 20% Canadian home price overvaluationAs house prices rise, Fitch warns Canada may have to act againHousing starts upAnd while we’re on the subject, home construction pushed higher in Canada last month.The annual pace of housing starts rose in November to 195,620 from October’s 183,659, CMHC said today.British Columbia, Quebec, Ontario and eastern Canada drove the pace in urban areas, the agency said.Behind the increase was a push in multiples, such as condos, at 112,583, while construction of single homes fell.A six-month moving average, which better illustrates the trend, was fairly steady at 195,792.The value of building permits, in turn, according to Statistics Canada today, rose 0.7 per cent to $75.-billion in October.That was largely on permits in B.C., Alberta and Saskatchewan.“The result was close to expectations, and continues to suggest that overall homebuilding activity in Canada is running about in line with what is needed to satisfy demographic demand and some replacement,” said senior economist Robert Kavcic of BMO Nesbitt Burns, referring to the housing starts.“While the Bank of Canada has household imbalances on the watch list of risks to financial stability, there still doesn’t appear to be much overbuilding to worry about - and that goes for Canada’s three hottest cities as well.”He was referring to Vancouver, Calgary and Toronto.Misreading Canada's housing market: No 'significant overbuilding'Loonie sinksThe Canadian dollar tumbled today as oil prices sank again, sliding ever closer to the 87-cent mark.The loonie, as Canada’s dollar coin is known, fell to a low of 87.08 cents U.S., its weakest since the summer of 2009.This came as the oil market continued to be routed, with Toronto stocks plunging, as well.And a new report today from Canadian Imperial Bank of Commerce suggests the currency’s woes are far from over, though that’s good news for the country’s exporting manufacturers.CIBC economists, in a new currency outlook, forecast that the loonie will sink to about 85.5 cents by early next year, then edge lower in the second quarter and then close in on the 81-cent level by the third quarter.And with the Bank of Canada sitting on the sidelines, and expected to lag the Federal Reserve in hiking interest rates, it certainly won’t be supporting the currency.“If narrowing interest rate differentials and a booming U.S. dollar weren’t enough, we now have a bout of commodity weakness, centred on oil, to weigh on the Canadian dollar,” said the CIBC economists.“The correlation with oil shifts over time, but is well grounded in the fact that energy products are now a quarter of Canada’s exports, and therefore significant in generating flow into [Canadian dollars].”As for stocks, Toronto’s S&P/TSX composite sank by more than 2.5 per cent by about midday as oil tumbled amid sour economic news from China and Japan.“Oil and mining stocks spent the trading session offside as a sudden contraction in Chinese imports left commodity stocks out in the cold,” said market analyst David Madden of IG in London.“Traders are coming to the realization that without a new round of monetary easing from Beijing, there is little reason to buy mineral-related companies. There is no sign of the collapse in commodity stocks coming to an end any time soon.”Follow our Inside the Market blog (for subscribers)China faces more pressure as imports shrink unexpectedly, exports slowBuy the Canadian dollar (not against the U.S. dollar, just the rest): Société GénéraleOil slump hits Precision DrillingThe oil market slump is taking its toll on Canada’s Precision Drilling Corp., which warned today it expects to halt its rig-building operations after fulfilling several deliveries.The Calgary-based company plans to deliver 15 rigs in the U.S. in 2015, and one in Kuwait, The Globe and Mail’s Bertrand Marotte reports, and then reassess. At the same time, it’s cutting its capital spending for next year to $493-million from $885-million.“Following the delivery of the 16 rigs, I expect our rig building activity will be idled until we see an improved commodity price environment and rising customer new build demand,” chief executive officer Kevin Neveau said in a statement.Precision Drilling is hardly alone amid the collapse in oil prices.ConocoPhillips said today it’s slashing next year’s capital budget by some 20 per cent to $13.5-billion (U.S.).Largely behind that is the fact that several big projects are almost done, meaning less spending.Nonetheless, said chief executive officer Ryan Lance, “we are setting our 2015 capital budget at a level that we believe is prudent given the current environment.”Oil slump slams Precision Drilling rig-building plansOSB dealTwo majority-owned units of Brookfield Asset Management Inc. propose a merger they say will form the world’s biggest producer of oriented strand board.Norbord Inc. today unveiled a $762.6-million deal for Ainsworth Lumber Co. Ltd. that would combine the former’s seven North American mills with Ainsworth’s three.Brookfield will own about 53 per cent of the new company.Bertrand Marotte: Wood panel maker Norbord to buy Ainsworth Lumber in $763-million dealGreg Keenan, David Parkinson and Brent Jang: The decline of Canada's forestry industryBrent Jang, David Parkinson and Greg Keenan: Creating new industries from ashes of oldStreetwise (for subscribers)Jacqueline Nelson: How the oil price will affect Canadian banksROB Insight (for subscribers)Carl Mortished: The downside of cheaper gasolineBusiness BriefingBrookfield-Qatari bid for Canary Wharf owner gains some supportGM plant closure flags Europe's wider car crashJapan's recession deeper than first thought]]>http://www.raincityproperties.com/blog/7049Wed, 10 Dec 2014 14:49:24 -0000<h1>November Home Sales Stats Up From 2013</h1>http://www.raincityproperties.com/blog/7024
Slow and steady growth in the housing market continues to be the prevailing theme throughout the Vancouver Island Real Estate Board (VIREB) coverage area. Although unit sales dropped considerably from last month, they were up five per cent compared to November 2013, demonstrating that the market continues to improve overall. The month-over-month dip in unit sales from this month to last month is attributed to an unusually strong October rather than being indicative of a weak November.“There were no big surprises in November,” said VIREB President Blair Herbert. “The steady growth we’re seeing in the board area continues to reflect balanced market conditions, which has been a trend for some time now.”A total of 299 single-family homes sold on the MLS® system in November 2014. This represents a 25% decrease from the 400 sales recorded last month and a 5% increase from this time last year. Inventory levels are down around 7% compared to November 2013.Cameron Muir, BCREA Chief Economist, states that the housing market is improving and expects balanced market conditions to continue, with housing prices reflecting an inflation rate of approximately two per cent. “2014 is shaping up to be the best year we’ve had for some time, and 2015 is looking even better,” says Muir. “Although overall economic growth in 2015 likely won’t accelerate to 2006 levels, we’re certainly expecting housing sales to continue ratcheting upwards to a higher plateau.”In November 2014, the benchmark price of a single-family home in the VIREB coverage area was $314,300, up 1.72% from 2013. Benchmark pricing tracks the value of a typical home in the reported area. The average price of a single-family home was $340,493, an increase of six percent over this time last year. The benchmark price of a single-family home in the Campbell River area was $263,100, down 2.15% over this time last year. In the Comox Valley, the benchmark price was $314,200, which is relatively unchanged from 2013.Duncan reports a benchmark price of $286,600, an increase of 2.71% over the same month in 2013, while Nanaimo’s benchmark price was $341,200, up 4.81% compared to last year. The Parksville-Qualicum area posted a benchmark price of $358,600, which is a 2.69% increase over last year. The price for a benchmark home in Port Alberni was $178,700, dropping 3.65% from last year.]]>http://www.raincityproperties.com/blog/7024Wed, 3 Dec 2014 14:39:01 -0000<h1>Metro Vancouver home sales remain strong</h1>http://www.raincityproperties.com/blog/7014

Home buyers in Metro Vancouver remained active in November, a month that is traditionally a quieter time of year for real estate.The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Metro Vancouver reached 2,516 on the Multiple Listing Service® (MLS®) in November 2014. This represents an 8.4 per cent increase compared to the 2,321 sales in November 2013, and a 17.7 per cent decline compared to the 3,057 sales in October 2014. Last month’s sales were 6.9 per cent above the 10-year sales average for November.“It’s been a more active fall than we typically see in the Metro Vancouver housing market,” Ray Harris, REBGV president said. “Home prices across the region have experienced steady gains in 2014 of between three and seven per cent depending on property type.”New listings for detached, attached and apartment properties in Metro Vancouver* totalled 3,016 in November. This represents a 7.1 per cent decrease compared to the 3,245 new listings in November 2013 and a 32.8 per cent decline from the 4,487 new listings in October.The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 12,553, a 10.2 per cent decline compared to November 2013 and a 9.4 per cent decrease compared to October 2014.“This is traditionally a low inventory time of year, so it’s a good time to list your home for sale if you want to face less competition in the marketplace,” Harris said. The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $637,300. This represents a 5.7 cent increase compared to November 2013.Sales of detached properties in November 2014 reached 1,012, an increase of 9.3 per cent from the 926 detached sales recorded in November 2013, and a 60.9 per cent increase from the 629 units sold in November 2012. The benchmark price for detached properties increased 7.9 per cent from November 2013 to $997,800.Sales of apartment properties reached 1,052 in November 2014, an increase of 8.6 per cent compared to the 969 sales in November 2013, and a 40.3 per cent increase compared to the 750 sales in November 2012. The benchmark price of an apartment property increased 3.2 per cent from November 2013 to $379,500.Attached property sales in November 2014 totalled 452, a 6.1 per cent increase compared to the 426 sales in November 2013, and a 47.2 per cent increase over the 307 attached properties sold in November 2012. The benchmark price of an attached unit increased 4.8 per cent between November 2013 and 2014 to $480,200.Click here to download the complete statistics package*Areas covered by Real Estate Board of Greater Vancouver include: Whistler, Sunshine Coast, Squamish, West Vancouver, North Vancouver, Vancouver, Burnaby, New Westminster, Richmond, Port Moody, Port Coquitlam, Coquitlam, New Westminster, Pitt Meadows, Maple Ridge, and South Delta.The real estate industry is a key economic driver in British Columbia. In 2013, 28,524 homes changed ownership in the Board’s area, generating $1.84 billion in economic spin-off activity and 13,977 jobs. The total dollar value of residential sales transacted through the MLS® system in Greater Vancouver totalled $22 billion in 2013. The Real Estate Board of Greater Vancouver is an association representing more than 11,000 REALTORS® and their companies. The Board provides a variety of member services, including the Multiple Listing Service®. For more information on real estate, statistics, and buying or selling a home, contact a local REALTOR®.]]>http://www.raincityproperties.com/blog/7014Tue, 2 Dec 2014 15:17:31 -0000<h3>Single-family home market heats up in Surrey as condos cool</h3>http://www.raincityproperties.com/blog/6983
SURREY — A glut of available properties has cooled Surrey’s condo market, while demand for single-family homes remains hot.The abundance of condominium developments has depressed condo/apartment prices across the city since last October. This includes Surrey Central, where prices have fallen by 1%, South Surrey-White Rock (-0.3%) and North Surrey (-7%). The average price for a condo/apartment in Surrey sits at $194,952, a 9.6% drop from a year ago. Condo/apartment sales are also down by 20% in Surrey Central, Surrey North and Cloverdale.Meanwhile, sales of single-family detached homes in the city remain hot, with significant increases since last October.There were 296 sales of detached homes in the city last month, a gain of 30% over the 227 sales in October 2013, while prices rose 6.2%, from $581,466 to $617,706, during the same time period.Sales numbers climbed by 45% in Surrey North, by 33% in Cloverdale and by 41% in South Surrey-White Rock compared with October 2013, putting upward pressure on home prices. During the same time period, prices climbed by 5% in Surrey North, by 10% in Bolivar Heights, by 7% in Bridgeview, by 5% in Clayton, by 12% in Grandview and Pacific Douglas and by 2% in Surrey Central.Ray Werger, president of the Fraser Valley Real Estate Board, said Surrey’s housing supply-demand issue can be attributed in part to Vancouver home prices. While the average price for a single-family detached home in Greater Vancouver has topped $984,300, the average price for a single-family home in the Fraser Valley is $569,800.“A lot of family-oriented people are now willing to drive a little further to get that home and the yard and the space when they’ve got a growing family,” said Werger. “And so it’s affordable for them in Surrey.”Theo Kefalas, a Fraser Valley-based real estate agent with HomeLife Benchmark Realty, agrees with Werger, noting it’s not just Vancouverites looking elsewhere for cheaper homes.“We are seeing many young families from within the Surrey area upsizing from attached homes into single-family detached homes. Buyers from the Vancouver, Richmond and Burnaby areas are also relocating to Surrey due to much better values and a strong job market.”Kefalas said compact lot homes in places such as Clayton, Sullivan and Newton are strong sellers right now when it comes to his portfolio.“There, a buyer can acquire a new or near-new full-sized detached home with a double garage and either one or two mortgage helpers for under $640,000.”Werger added that low interest rates have made Surrey and the Fraser Valley the new entry point for young working families looking to get into home ownership.Meanwhile, condo sales have fallen, which Werger attributes partly to “overbuilding.”He said the Fraser Valley last saw this kind of oversupply of condos around the turn of the decade, which was the start of the meteoric rise in housing prices that ended in the 2008 economic downturn.“There was a vast oversupply back then, but then after a couple of years they backed off when the condo building slowly got absorbed. But it usually takes a couple of years.”Werger said the reduced commuting times brought by the new Port Mann Bridge have helped Surrey’s housing market.“We’re a lot closer in driving time now and it’s just pushing more people to the Fraser Valley. And so we’re seeing a huge influx.”Overall, the Fraser Valley Real Estate Board processed 1,448 sales through the Multiple Listing Service this October, an increase of 16% compared to the 1,249 sales during the same month last year and 2% more than in September.For more stories from Business in Vancouver, click here.- See more at: http://www.thenownewspaper.com/news/single-family-home-market-heats-up-in-surrey-as-condos-cool-1.1621336#sthash.ELelv24e.dpuf]]>http://www.raincityproperties.com/blog/6983Fri, 28 Nov 2014 10:03:57 -0000<h1>Metro Vancouver home sales above average in October</h1>http://www.raincityproperties.com/blog/6976
Home sales in the Metro Vancouver* housing market continue to outpace long-term averages for this time of year.The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver reached 3,057 on the Multiple Listing Service® (MLS®) in October 2014. This represents a 14.9 per cent increase compared to the 2,661 sales in October 2013, and a 4.6 per cent increase over the 2,922 sales in September 2014.

Last month’s sales were 16.6 per cent above the 10-year sales average for October.“We’ve seen strong and consistent demand from home buyers in Metro Vancouver throughout this year. This has led to steady increases in home prices of between four and eight per cent depending on the property,” said REBGV president Ray Harris.New listings for detached, attached and apartment properties in Metro Vancouver totalled 4,487 in October. This represents a four per cent increase compared to the 4,315 new listings in October 2013 and a 14.7 per cent decline from the 5,259 new listings in September.The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 13,851, a 9.2 per cent decline compared to October 2013 and a 6.6 per cent decrease compared to September 2014.The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $637,000. This represents a six per cent increase compared to October 2013.“Detached homes continue to increase in price more than condominium and townhome properties. This is largely a function of supply and demand as the supply of condominium and townhome properties are more abundant than detached homes in our region,” Harris said.Sales of detached properties in October 2014 reached 1,271, an increase of 19.1 per cent from the 1,067 detached sales recorded in October 2013, and a 60.9 per cent increase from the 790 units sold in October 2012. The benchmark price for detached properties increased 7.9 per cent from October 2013 to $995,100.Sales of apartment properties reached 1,268 in October 2014, an increase of 15.5 per cent compared to the 1,098 sales in October 2013, and a 57.9 per cent increase compared to the 803 sales in October 2012. The benchmark price of an apartment property increased four per cent from October 2013 to $380,200.Attached property sales in October 2014 totalled 518, a 4.4 per cent increase compared to the 496 sales in October 2013, and an 53.3 per cent increase over the 338 attached properties sold in October 2012. The benchmark price of an attached unit increased 4.7 per cent between October 2013 and 2014 to $479,500.]]>http://www.raincityproperties.com/blog/6976Thu, 27 Nov 2014 12:15:21 -0000<h1>Seriously, Why Are You Still Renting In Vancouver?</h1>http://www.raincityproperties.com/blog/6838
Vancouverites love to complain about housing costs. A few of my friends and neighbours are currently looking at renting a home, and the rates are outrageous. You can easily pay $1,800 for a one-bedroom apartment downtown, and at the end of your lease you've padded your landlord's pockets but haven't built up any equity of your own.If you're planning to stay in the area long term, why not consider buying?Even with a small down payment, the mortgage amount and overall costs of property ownership can be less than renting; and you have the added benefit of creating equity for yourself. Here's a rough look at what your monthly payments might be based on a fixed interest rate of 2.99 with a 25-year amortization (except the 20 per cent down payment, which uses a 30-year amortization):• With a 5 per cent down payment, you would pay $1,390 per month for a $300,000 mortgage, $1,625 for a $350,000 mortgage, or $1,850 for a $400,000 mortgage. The required household income would be between $65,000 and $98,000.• With a 10 per cent down payment, you would pay $1,300 per month for a $300,000 mortgage, $1,525 for a $350,000 mortgage, or $1,740 for a $400,000 mortgage. The required household income would be between $62,000 and $93,000.• With a 15 per cent down payment, you would pay $1,230 per month for a $300,000 mortgage, $1,430 for a $350,000 mortgage, or $1,640 for a $400,000 mortgage. The required household income would be between $57,000 and $88,000.• With a 20 per cent down payment, you would pay $1,000 per month for a $300,000 mortgage, $1,175 for a $350,000 mortgage, or $1,340 for a $400,000 mortgage. The required household income would be between $55,000 and $83,000.If you're putting down less than 20 per cent, you will also need to pay for mortgage insurance, which is reflected in the figures above. These numbers don't include property taxes, heating, or maintenance, as well as condo fees (if applicable). You may be able to reduce your property taxes by applying for the B.C. Home Owner Grant, and there are several tax breaks available to first-time homebuyers.You can see that the larger your down payment, the less your monthly payments. A down payment is a large sum of money, but if a dual-income couple is buying a home together, 5 per cent down shouldn't be impossible. Many parents gift a down paymentto their kids, allowing average income clients to get into the real estate market and afford bigger homes.Before you buy a home, you should of course consider how long you are planning to stay there and whether or not you have the cash flow to cover unexpected issues including a special assessment or major repairs. That said, there are benefits to homeownership: stability, pride in ownership, and the potential for appreciation over time, just to name a few. Owning your own home also means being able to decorate the way you want and will allow you to have a pet (although some strata buildings do have pet restrictions allowing certain types and sizes).At the end of the day, would you rather pay $1,800 in rent or mortgage?]]>http://www.raincityproperties.com/blog/6838Tue, 4 Nov 2014 14:29:05 -0000<h1>Canada&#39;s Most, Least Affordable Housing Markets, According To Desjardins</h1>http://www.raincityproperties.com/blog/6837
Congratulations, residents of Windsor, Ont., you have Canada’s most affordable housing market.That’s according to a new survey from Desjardins, which found housing affordability overall declined slightly in the third quarter of this year.House prices in Canada were up 5.3 per cent over the past year, more than income growth, making housing less affordable, Desjardins says.Houses in Windsor are 12.2 per cent more affordable than they have been historically, Desjardins estimates.At the other end of the spectrum is Vancouver. Though the city has long had high real estate prices compared to other Canadian cities, Vancouver’s housing market is particularly pricey today, with prices 15.7 per cent less affordable than has been the case historically.Affordability isn’t just about prices; homeowners’ incomes are also a factor. For that reason, there are some surprising cities in the unaffordable list. You wouldn’t think of Sherbrooke, Que., as a pricey housing market, but relative to earnings, it’s the second-least affordable market in Canada.Of the 18 cities surveyed, 10 were actually more affordable than they are historically. It’s yet another sign that, despite record prices and low interest rates, Canada’s housing markets are fracturing into strong and weak.But where the markets are strong, they’re really strong.“Despite lower affordability in Canada, property sales remain surprisingly strong, particularly in Vancouver, Calgary and Toronto, where sales have climbed 18 per cent, 13.7 per cent and 4.7 per cent respectively since the beginning of the year,” Desjardins noted.Here are the most and least affordable housing markets in Canada.http://www.huffingtonpost.ca/2014/11/03/most-least-affordable-housing-markets-canada_n_6093374.html]]>http://www.raincityproperties.com/blog/6837Tue, 4 Nov 2014 13:04:34 -0000<h1>Why the Bank of Canada will keep interest rates low</h1>http://www.raincityproperties.com/blog/6815
On September 3, 2014, the Bank of Canada announced that it was holding its trend-setting overnight lending rate at one per cent. The overnight rate has not moved in four years. It’s likely that it will remain where it is for some time yet. Why?1. Inflation is on targetInflation recently increased and is tracking close to the Bank’s two per cent target. However, the Bank believes the increase reflects temporary factors and cited evidence in support of this in its policy rate announcement. As a result, it does not see interest rate hikes as being necessary to rein it in. Instead, the Bank thinks inflation will keep itself in check as temporary factors dissipate.2. Uncertainty remains highWhile the U.S. economic recovery appears to be back on track after a dismal first quarter, European economic growth has faltered due in part to its trade sanctions with Russia. This means low interest rates are still needed to support Canadian economic growth while question marks loom about the outlook for global economic growth, demand for Canadian exports, and Canadian economic growth.3. Canadian exports need help from the currency exchange rateThe Bank rate announcement noted that “Canadian exports surged in the second quarter.” The reasons cited were strengthening U.S. investment and “the past depreciation of the Canadian dollar.” Hiking interest rates too soon would result in a stronger loonie and dampened Canadian exports. The Bank is counting on stronger exports to lift business investment and economic growth.4. Higher exports have not yet translated into stronger investment or hiringThe Bank was pleased to see the pickup in exports but noted, “While an increasing number of export sectors appear to be turning the corner toward recovery, this pickup will need to be sustained before it will translate into higher business investment and hiring.” As such, interest rates will need to remain stimulative in order to entice firms into increased investment and hiring even if exports remain strong.Housing marketWith these reasons in mind, interest rates are unlikely to rise in the near future. One notable change in language in the September 3 announcement was the removal of any references to a soft landing in the housing market. The Bank said that the housing market has in fact remained stronger than previously anticipated and that risks associated with household imbalances have “not diminished.”That said, it is possible that stronger U.S. growth, a surge in exports, and the current strength of the housing market could all reflect a rebound from weak performances this past winter, which was unusually harsh.As such, the Bank said that it remains “neutral with respect to the next change of its policy rate,” and will wait for new information as regards their outlook and assessment of risks to economic growthand inflation.As of September 3, the advertised five year lending rate stood at 4.79 per cent, unchanged from the previous Bank rate announcement on July 16, and down 0.55 percentage points from the same time one year ago.The next interest rate announcement will be on October 22 and will be accompanied by an update to the Monetary Policy Report which contains the Bank’s outlook for the economy and inflation, risks to its economic projections, and an update to its estimate for potential Canadian economic growth.Source: Canadian Real Estate Association]]>http://www.raincityproperties.com/blog/6815Wed, 29 Oct 2014 13:32:23 -0000<h1># 518 1372 SEYMOUR ST, Vancouver</h1>http://www.raincityproperties.com/blog/6778
READY TO MOVE IN! The Mark, conveniently located near the seawall, Yaletown's fabulous shopping, dining & entertainment. This 2 bedroom + den has in suite laundry & 1 parking space. The 715 SF offers it occupants contemporary elegance with a positive, comfortable & spacious feel. This building was just completed. Open concept living & dining area, engineered oak hardwood flooring, granite countertops, stainless steel appliances & 24 hr concierge service. Great for individuals, couples, small family & investment.

Click Here for More PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Sutton Grp West Coast (vancam)]]>http://www.raincityproperties.com/blog/6778Fri, 24 Oct 2014 17:00:29 -0000<h1># 3408 128 W CORDOVA ST, Vancouver</h1>http://www.raincityproperties.com/blog/6777

WOODWARDS Living! MUST SEE! Exceptional city and water views from this Immaculate & bright 34th floor large 1 bedroom & den of 745 sq.ft open floor plan unit, located in the most vibrant part of Gastown!Custom kitchen w/stone counters, inc.S/S appliances, sleek modern interior design, Engineered hardwood floors and designer doors. Master bedroom has a built in bed frame! The den is large enough to be used as a 2nd bedroom. Floor to Ceiling Windows facing South. 1 parking incl. (pre-paid Lease). You'll love the unbeatable amenities at Club W w/ lounge, gardens, library, gym, media room & roof top patio w/ hot tub & 360 degree views of the city! Close to everything! Open House Oct 25th 2-4PM.

Click Here for More PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Masters Realty]]>http://www.raincityproperties.com/blog/6777Fri, 24 Oct 2014 16:57:56 -0000<h1>4561 WALDEN ST, Vancouver West</h1>http://www.raincityproperties.com/blog/6776

This house was completely renovated inside and out in 2010 including a brand new top floor! Three spacious bedrooms and laundry room up, master has en-suite bath with HEATED FLOORS and a walk-in closet/DRESSING ROOM that is no less than phenomenal! Main boasts walnut floors, 4th bedroom, spacious living room and dining room that opens onto a sunny back deck. Huge kitchen has heated floors, quartz counters, stainless appliances and windows on two sides. Mortgage helper/nanny SUITE with separate laundry below. Big back yard with garden shed and mature fig tree. New roof, furnace, hot water, wiring, plumbing, windows, exterior, etc!! Close to great shops, restaurants & cafes off Main St. OPEN Sat. Oct. 25, 2-4pm

Click Here For More PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Opus Realty Ltd.]]>http://www.raincityproperties.com/blog/6776Fri, 24 Oct 2014 16:53:33 -0000<h1>649 W 18TH AV, &nbsp;Vancouver West</h1>http://www.raincityproperties.com/blog/6775
Just steps from both Heather and Douglas Parks, this is a stunning, custom built, 5 bedroom/5 bath home w/ rooftop deck. Main floor has a bright open plan w/ generous sized rooms, a gourmet kitchen w/ custom cabinetry and large island for additional seating. Bonus is the second wok/kosher kitchen. Both kitchens have state of the art s/s appliances. Upstairs, 3 bedrooms all w/ ensuites. Spa-like Master retreat bedroom has large walk-in closet, Jacuzzi tub and separate shower. The fully finished legal basement suite has 2 bedrooms and french doors leading to outdoor seating and tiered planters. Large two car garage, insulated and alarmed. Close to all the amenities of the Cambie Corridor, easy access to downtown and Canada Line.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Crest Westside (vanw7)]]>http://www.raincityproperties.com/blog/6775Fri, 24 Oct 2014 16:50:00 -0000<h1>4182 W 11TH AV, Vancouver</h1>http://www.raincityproperties.com/blog/6765

Sitting high up on the hill this 2816 S.F. 22 year old south facing home is filled with abundance of natural light and beauty. Vaulted ceilings with many skylights throughout the top entertaining floor, is like living in your own penthouse! This lovely property has full enjoyment of the mountains, city and some water views. Top floor reverse plan open concept with hard wood floors and floor to ceiling glass windows, make this an amazing space! Both kitchen and family room open out on to the southfacing deck for evening meals and entertaining. Main floor has 3 beds,2 baths which lead out to another private sunny back garden oasis, hot tub and 2 car garage. Lower level, rec room/office, bedroom and bathroom down. 1st showing Sat 2-4

CLICK HERE for more PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Crest Realty Westside]]>http://www.raincityproperties.com/blog/6765Wed, 22 Oct 2014 15:11:29 -0000<h1>4347 W 12TH AV, &nbsp;Vancouver</h1>http://www.raincityproperties.com/blog/6763
Open dining/family rm has window seat with garden, trees, mt, view. 3 bdrms up. Cathedral ceiling, walk in closet & 4pc ensuite in master. Includes ample sized ldry rm, extra storage, large rec rm, built in vac, alarm intercom, PLUS A/C & radiant heat throughout! 2-car garage/lane access, & lovely perennial gardens. Freshly painted & move in ready! Enjoy this family friendly neighborhood, close to W 10th Village shops, & top notch Pt Grey schools. Easy to show!

Click here for more photosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Sutton Grp-west Coast (w.blvd)]]>http://www.raincityproperties.com/blog/6763Wed, 22 Oct 2014 14:56:05 -0000<h1>5538 MAIN ST, 4BED /4 BATH, VANCOUVER</h1>http://www.raincityproperties.com/blog/6753

2-5-10 home warranty. Side by side 1/2 duplex. 3 bdrms upstairs & 1 bdrm suite with own laundry on Main floor. 9' ceilings on both level. Top quality workmanship with HRV, air condition system & appliances are included. List price does not include GST payable.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Sutton Grp-west Coast (brdwy)]]>http://www.raincityproperties.com/blog/6753Mon, 20 Oct 2014 15:07:59 -0000<h1># 1508 1331 ALBERNI ST, DOWNTOWN</h1>http://www.raincityproperties.com/blog/6752

INVESTOR ALERT: This studio + den unit is perfect for those looking for a rental unit to add to their investment portfolio. Centrally located on the boarder of Coal Harbour and the West End. All amenities are within walking distance. Shops and amazing restaurants on Robson and Denman. Steps away from the Sea Wall and Stanley Park. The building has 24 concierge service, a large entertainment center with pool tables and TV, meeting room, theatre room and more.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Opus Realty Ltd]]>http://www.raincityproperties.com/blog/6752Mon, 20 Oct 2014 14:49:58 -0000<h1># 501 1888 YORK AV, KITSILANO</h1>http://www.raincityproperties.com/blog/6751

Do you want to own in the best building, in the best neighborhood, on the best block of the best city in the world? Welcometo Yorkville North. This building is perfectly situated 1 block off of busy Cornwall Ave and 1 block off 1st Aveto ensure peace and quiet while being steps from all the amenities you could ask for including: Restaurants, shops, bakery, gym, park, seawall, beach, bike lane, and elementary school. This neighborhood has it all! The unit has been substantially renovated by a skilled craftsman and is move in ready. Enjoy beautiful evenings on this huge patio, perfect for entertaining or just for some R & R. Don't miss this opportunity to own in Kitsilano!

Click Here for more PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Opus Realty Ltd.]]>http://www.raincityproperties.com/blog/6751Mon, 20 Oct 2014 14:43:39 -0000<h1># 2101 1028 BARCLAY ST, Vancouver</h1>http://www.raincityproperties.com/blog/6740
Modern downtown living! Another concrete property in Vancouver Downtown! Miele cooktop, wall oven, Maytag W/D, soft close cabinetry, granite countertops, Italian Ceramic tile flooring! Close to Robson! Walking to theatres, all kinds of restaurants, grocery. Can't afford to miss it!

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage New Coast Realty]]>http://www.raincityproperties.com/blog/6740Fri, 17 Oct 2014 15:09:47 -0000<h1>351 W 17TH AV, &nbsp;Vancouver West</h1>http://www.raincityproperties.com/blog/6739
Georgeous 4 level home in vibrant Cambie village City/Mountain views, open spacious floor plan. Superior materials fixtures, appliances and workmanship. Main floor has wide plank walnut Eng. wood flooring, goumet maple kitchen cabinet, highend Bertazzoni Italian gas stove/Liebher S/S fridge wine Combo, Toto/Kohler fixtures, Cat 5 network, A/C Internet usage security and lighting system. Above is 3 bdrms, walk in closet with 2 ensuite baths. Basement is large theatre/wet bar area with massive bath ready for sauna. Also 1Bdrm legal suite. 4th level has many uses such as entertainment/off with stunning views of City&mountains from front & rear decks. Backyard with extra large 11'X12' deck. 2 car heated garage wired for electric car For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Omax Realty Ltd.]]>http://www.raincityproperties.com/blog/6739Fri, 17 Oct 2014 15:02:53 -0000Only 3% of Vancouver residents think they have reasonable rents or mortgages.http://www.raincityproperties.com/blog/6738

Only 3% of Vancouver residents think they have reasonable rents or mortgages: poll

This amazing 2 level penthouse loft is an entertainers dream - the kitchen has been designed by a professional chef, is stylish, highly functional & features the best appliances on the market. 550 Beatty Street is an iconic loft conversion with stunning brick walls, exposed heavy timber beams & a cozy fireplace which add all the charm & character you would expect from a heritage building, yet this unit is made for modern living. Spend summer evenings on your private, almost 400 sq ft sunny roof top deck, show off your culinary skills in your dream kitchen, entertain your friends before or after a game, relax after work in your luxurious spa like bathroom, or just enjoy all the great restaurants right at your door step.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Macdonald Realty Ltd.]]>http://www.raincityproperties.com/blog/6734Thu, 16 Oct 2014 16:58:47 -0000<h1>2942 W 19TH AV, Vancouver West</h1>http://www.raincityproperties.com/blog/6733

VIEW OF MOUNTAINS & FIELD. TRULY A MAGNIFICENT QUALITY BUILT HOME IN MOST POPULAR ARBUTUS LOCATION. NEW HOME OVER 3650 SQ FT. STEPS AWAY FROM CARNAVON & TRAFALGAR ELEMENTARY. CLOSE TO PRINCE OF WALES HIGH SCHOOL, ST. GEORGE'S, CROFTON & YORK HOUSE PRIVATE SCHOOL, UBC, SHOPPING, AND TRANSIT. THIS BEAUTIFUL HOME OFFERS SUPREME FINISHING,ATTENTION TO DETAIL, GRAND FOYER WITH HIGH CEILING, EXTENSIVE USED GRANITE THROUGHOUT.TOTAL 5 BEDROOMS & DEN, 4.5 BATHS, GOURMET KITCHEN WITH TOP OF THE LINE APPLIANCES &HIGH-END KITCHEN CABINETRY. RADIANT FLOOR HEATING SYSTEM, A/C, HRV, HOME THEATRE, WETBAR, WINE CELLAR, SECURITY SYSTEM WITH TV SURVEILLANCE, & A SECURED FENCED YARD WITH PARK-LIKE GARDEN. MUST SEE!

Click Here for more Photos For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/6733Thu, 16 Oct 2014 16:52:55 -0000<h1>946 W 16TH AV, Vancouver, MLS #&nbsp;V1086914</h1>http://www.raincityproperties.com/blog/6690
Enter this completely renovated 2 bdrm 1 bath townhouse style condo thru your private entry gate. Patio/balcony is great for BBQs and container garden. Well designed layout makes this home feel larger than its sq ftge. Bedrooms are on opposite sides for extra privacy. You have a huge storage room in unit plus extra storage locker and bike locker in the underground garage. Building rainscreened 2008-2009. Heat, hot water and gas included in maintenance. Pet friendly and centrally located to shopping and transportation. MOVE-IN READY!!

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Sutton Group-west Coast]]>http://www.raincityproperties.com/blog/6690Fri, 10 Oct 2014 17:12:52 -0000<h1># 201 876 W 16TH AV, &nbsp;Mls #&nbsp;V1089184</h1>http://www.raincityproperties.com/blog/6689
FULLY RAINSCREENED, including new windows and roof. Solid, well-maintained/managed building, with very pro-active strata! Spacious, bright, North-West corner (885sf), offering a great floorplan, with lots of windows! Features include 2-Bedrooms, 2 Full Bathrooms, balcony, in-suite laundry, gas fireplace and kitchen with eating nook. EXCELLENT LOCATION! Close to VGH, schools, shopping and transit. MAINTENANCE FEES ONLY $280.59. Rentals & pets allowed! One secured parking stall, bike room and separate storage locker. IN CATCHMENT AREA for the prestigious EMILY CARR ELEMENTARY SCHOOL. Last unit sold here at first showing in August. 1ST OPEN HOUSE SAT. OCT. 12TH, 2-4PM.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Westcoast]]>http://www.raincityproperties.com/blog/6689Fri, 10 Oct 2014 17:09:55 -0000<h1># 205 1365 W 4TH AV, 1Bed 1 Bath 740 Sqft.&nbsp;</h1><h1>for $309,000 Mls#&nbsp;V1088930</h1>http://www.raincityproperties.com/blog/6677

Welcome to Granville Island Village! 740sf / 1 bedroom + den / 1 bath unit on the quiet north side of the building with beautiful water, mountain, and city views. Updated kitchen, bathroom, laminate flooring, in-suite laundry, large bedroomwith walk-in closet & good size balcony to relax on. Building upgrades include new windows, rain screening, re-piping, & new/resurfaced balconies. 1 parking & 1 storage included. Pets & rentals welcome. Great investment potential or for first time buyer. Steps from Granville Island with market, marinas, seawall & restaurants. A MUST SEE!!Click here for more photosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Crest Westside (vanw7)]]>http://www.raincityproperties.com/blog/6677Wed, 8 Oct 2014 11:15:29 -0000<h1># 2 1136 E PENDER ST, Mls # V1087585</h1>http://www.raincityproperties.com/blog/6676

Be the first to own one of 5 beautiful new homes in STRATHCONA GARDENS, built by Da Vinci Homes. This captivating 2 bdrm, 2 bath 1/2 duplex features a uniquely eye-catching design with an open concept layout & HIGH VOLUME 10FT CEILINGS on main floor. Keyless entry & RADIANT HEAT throughout, complemented by high-end SS appliances & absolutely stunning finishings! Master bdrm features extra large WALK-IN CLOSET & 2nd bdrm boasts 16FT VAULTED CEILING with a semi-private balcony. Steps from parks & schools & just a 5 MIN DRIVE TO DOWNTOWN! Truly a unique find in historical Strathcona. Act now, this beautiful modern character home won't last long!

Click here for more PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Century 21 In Town Realty]]>http://www.raincityproperties.com/blog/6676Wed, 8 Oct 2014 10:54:55 -0000<h1>Luxurious 4553 W 14TH AV, Mls#&nbsp;V1089007</h1>http://www.raincityproperties.com/blog/6670

Located between Main & Fraser on lovely tree lined 48 Ave. Featuring stone steps by front entry, 10' high ceiling foyer, curved ceiling in livingroom, engineered H/W flooring, expensive chanderlier light fixtures, spacious family room,large kitchen + wok kit, granite counter top. There are 4 bdrms on top floor, all with ensuites & balconies, air coditioning, HRV, radiant heating etc. Basement has a 2 bdrm legal suite + 1 bdrm accomodation, 2 seperate laundry rooms, also a home theatre a full bath & a sauna for owners use. 3 car garage, sunny south exposed back yard. Act Fast! All sizes and ages are approx. only.The Buyer should not rely upon the listing information without the Buyer independently verifying the information.Click here for more photosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Amex - Fraseridge Realty]]>http://www.raincityproperties.com/blog/6667Mon, 6 Oct 2014 16:55:58 -0000<h1># 446 448 E 44TH AV, &nbsp;Mls #V1088121</h1>http://www.raincityproperties.com/blog/6666

Rarely available, VANCOUVER SPECIAL, LEGAL UP & DOWN DUPLEX in highly sought after Main/Fraser location. Each unit features 3 bedrooms, 1 and 1/2 baths and shared laundry. South facing backyard with double detached garage. This 37 year old solid home has a new roof (July 2014), 2 high efficiency boilers (2013), and some cosmetic updates (2007) including, new landscaping, fencing, balcony, and exterior paint. Other updates include new dishwashers, some updated appliances and window coverings. Shows well and ready to move in or rent out. Great investment opportunity with RM2 zoning. Future redevelopment possible with adjacent properties. This location is very walkable with a walk score of 85/100. Excellent location & Investment!

Click Here for more PhotosFor more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Andrew Hasman]]>http://www.raincityproperties.com/blog/6666Mon, 6 Oct 2014 16:50:11 -0000<h1># 6 719 E 31ST AV, Town-house, Mls#&nbsp;V1088132</h1>http://www.raincityproperties.com/blog/6665

Spacious and Bright 2 bedroom town-house in the trendy Fraser St corridor neighbourhood. Walking distance to shopping and public transit. This quiet private south facing town-house has open kitchen concept. Dining and living area in main floor is featured with new carpet (2013). The living area provides access to the large patio. 2 good size bedrooms are in upstairs with great privacy and inner garden view.

Click Here for More Photos.For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Royal Pacific Realty Corp.]]>http://www.raincityproperties.com/blog/6665Mon, 6 Oct 2014 16:41:51 -0000<h1>615 W 16TH AV, 3 Bed, 2 Bath</h1>http://www.raincityproperties.com/blog/6608
615 W 16TH AV, Mls# V1084257

Half-duplex on the QUIET side (not facing 16th) in the hot Cambie Corridor. Three bedrooms up and open living/dining area down make this a perfect family home. Eric Hamber and Edith Cavell school catchments and steps to everything the neighbourhood has to offer. Restaurants, shopping, groceries, Canada Line Skytrain, Broadway Corridor transit, Douglas Park and Community Centre, even Nat Bailey Stadium and Queen Elizabeth Park are within walking distance. This is a rare opportunity for a half-duplex in an amazing Westside location. Home is very well maintained with newer paint and roof and features a very quiet 204 square foot patio area and one covered parking stall.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Crest Westside (vanw7)]]>http://www.raincityproperties.com/blog/6608Mon, 29 Sep 2014 12:12:21 -0000<h1>3531 W 8TH AV, &nbsp;3 Bed 3 Bath</h1>http://www.raincityproperties.com/blog/6607

This is an updated 3 bedroom and den with 2.5 baths that can easily accommodate the needs of executives, empty nesters and young urban families. The back half duplex has a fenced private patio that provides a pleasant outlook from the living spaces. This is a bright home with many E & W windows and several skylights. Upstairs, there is a big bedroom, renovated bath & the master bedroom (used as a media room). There is also direct access to the 20' x 18' sundeck. The 3rd floor has a private bedroom retreat with ensuite full bath and adjacent den. There are no strata fees or rules with the front unit and the overall sense of the neighbourhood is that is friendly and welcoming. See more on line.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Macdonald Realty Ltd.]]>http://www.raincityproperties.com/blog/6607Mon, 29 Sep 2014 12:07:05 -0000<h1>928 W 20TH AV, 5 Bed, 3 Bath</h1>http://www.raincityproperties.com/blog/6606

928 W 20TH AV, Mls# V1085006

Excellent value! 2750 square feet of oversized family home in Vancouver's most popular neighbourhood, Douglas Park. If you are looking for a huge house in a beautiful area that is suited with a great tenant then this is the one for you! Clean, sunny and spacious describes this property. 3 bdrms upstairs, gas fireplace in living room, large dining room and plenty of room in the kitchen. Downstairs is divided for maximum efficiency: one half is your two bdrm suite that rents out for $1,200 per month and the second half is your office and workout/bike room. South facing backyard and covered secure garage. Welcome home to the best value in Douglas Park!

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Real Estate Services]]>http://www.raincityproperties.com/blog/6606Mon, 29 Sep 2014 12:00:39 -0000<h1>4442 SOPHIA ST, 6 Bed 4 Bath, Vancouver East</h1>http://www.raincityproperties.com/blog/6604
4442 SOPHIA ST, Vancouver East

"Big Daddy" This 4 level character home was a complete rebuild in 97 to "as new". Legal 2 bdrm + den full height suite should rent at $1800. 4 bdrms + Den/ office with exterior built-ins. Large country sized eat in kitchen. Excellent family home with inviting front porch and large back yard. Wonderful tree lined street around the comer from all the best on Main Street.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/6604Mon, 29 Sep 2014 11:39:44 -0000<h1>4650 W 6TH AV - POINT GREY</h1>http://www.raincityproperties.com/blog/6480

4650 W 6TH AV - POINT GREYGood solid family home on beautifully landscaped property. Lots of character including leaded glass, French doors, river rock fireplace and charming open staircase. Lovely sunroom/den overlooking delightful south patio, garden & new large garage/office. Powder on main and full bath up along with 2 spacious bedrooms. Lower level offers 3 bedrooms plus bath and separate entrance. Situated on a beautiful tree lined street in the coveted north of 10th location in best part of Point Grey close to shops, beach, great schools and UBC. OPEN HOUSE TUES SEPT 9, 10-12.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/6480Mon, 8 Sep 2014 12:02:34 -0000<h1>3134 WEST 7TH AV - KITSILANO</h1>http://www.raincityproperties.com/blog/6479

3134 WEST 7TH AV - KITSILANO

Gorgeous detached 3 bdrm home plus legal 2 bdrm suite perfect for live in parents or extra revenue. This beautifully redone like new 1912 Heritage Conversion offers a fabulous open main floor with entry/office alcove, vaulted ceilings in living rm, coffered dining rm ceiling with stunning chandelier & original stained glass windows. Top quality finishings including quartz counters, maple engineered hardwood flrs, radiant in-flr heat,Kolbe windows,security system with cameras & monitor. Stunning custom kitchen, with high end appl including wine fridge.This unique property is not like a half duplex,you own your own detached house with a big front yard Feels like a house, but at a townhome price. OPEN HOUSE SEPT 9,10-12 & SEPT 13, 1-3For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/6479Mon, 8 Sep 2014 11:55:37 -0000<h1>777 W 26TH AV - Vancouver West</h1>http://www.raincityproperties.com/blog/6478

Fabulous family home 25 years young in pristine condition designed by architect Loy Leyland. Renovation in 2010 includes new roof (eco roof rubber shakes with 50 year transferable warranty), stainless steel appliances, new ensuite, security system and exterior painted. 9 ft. ceilings, open kitchen with family room, spacious bedrooms, several skylights and very private back yard. A beautiful quiet street and centrally located, only 2 blocks to schools, shopping and transportation. A real gem and priced to sell.

For more information please contact Greyden Douglas Real Estate Specialist:Greyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.com** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/6478Mon, 8 Sep 2014 11:48:43 -0000<h1>5481 MACKIE ST - Vancouver West</h1>http://www.raincityproperties.com/blog/6477
5481 MACKIE ST - Vancouver WestLocated in prime Cambie neighbourhood with just a 1/2 block from Queen Elizabeth Park, this well-restored and extensively updated home is the ideal family residence. This home sits on a 46 x 115 sf lot, features over 3000 sf of lovely living space. Great floor plan with 3 spacious bedrooms plus 2 bathrooms plus an outstanding main floor ideal for entertaining with its massive living room + dining room, spacious rec room for gathering and an extra bedroom accommodation for guest/inlaws. Great value! Must see!

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/6477Mon, 8 Sep 2014 11:42:20 -0000Check Out my New Listing&nbsp;190 E 54TH AV, V5X 1K6http://www.raincityproperties.com/blog/6448
190 E 54th Vancouver , MLS# V1082750 It is a pleasure to show this wonderfully renovated home. The entire home from top to bottom has been lovingly updated. The top floor has beautiful Italian marble floors, brand new kitchen with stainless steelappliances, quartz countertops and new solid core cabinets. The hand railings were replaced with architectural glass and they also added crown moulding throughout. The downstairs with 2 separate suites was updated to the same standard. Great revenue potential and excellent location. Close to transit, Langara College and in the Churchill catchment area this home is has everything you are looking for. Open Thursday 6-7 and Sat Sun 2-4.For more Information please contact Greyden DouglasP: 604.218.2289E-mail: greyden@raincityproperties.com]]>http://www.raincityproperties.com/blog/6448Wed, 3 Sep 2014 16:25:30 -0000Watch out for these hazards when young kids are visiting your homehttp://www.raincityproperties.com/blog/6416
Childproofing tips for your home

If you have young children, or expect a visit from friends or relatives with little ones in tow, it pays to ensure your home is free of hazards. The last thing you want is an injury that could have easily been prevented.Here are some basic childproofing tips.• • Remove everything that is toxic, hot or sharp, from within reach of achild. (For example, the leaves of some types of house plants aretoxic.) • If possible, keep children out of the kitchen while cooking. • Install plug-in covers in electrical outlets. (These are inexpensive andcan be purchased at any hardware store.) • Block or gate off areas where kids may fall. • Remove "pulling down" hazards, such as a heavy plant that a childcan pull off a table. • Make sure there are screens on all open windows.•Finally, watch your pets. Even the most gentle dog or cat can act unpredictably around children – especially if they're not used to them.]]>http://www.raincityproperties.com/blog/6416Wed, 27 Aug 2014 15:55:51 -00003163 W 2ND AV - Kitsilano&nbsp;http://www.raincityproperties.com/blog/6365

Rare Half Duplex with 2 br + Office, 2 bathroom home north of 4th Avenue! Enjoy your own private green backyard, garage parking, and great living on an updated two levels. Recent renovations include: updated kitchen, windows, fireplace, maple flooring, and landscaping (2012), new bathrooms and California Closets (2013). This beautiful family home is ready to move into and enjoy! Walk one block to new linear greenway and bikeway and 5 minutes to Kits Beach. This home is in the best possible location for maximum life enjoyment. Whether you cycle, jog, or walk the dog you want to be in this pocket. Come and join us at the open houses Sat/Sun Aug 23/24th (12noon-2pm).

For more information please contact Greyden Douglas Real Estate SpecialistGreyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.comClick Here for more photos ** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Dexter Associates Realty]]>http://www.raincityproperties.com/blog/6365Wed, 20 Aug 2014 12:14:18 -00002405 W 14TH AVhttp://www.raincityproperties.com/blog/6364

Absolutely stunning character home, on a large corner lot 50 x 125, has been in the family for over 30 years. Extremely private well treed back garden, the approach from the street to the front door is delightful. Lovely old oak floors with inlay. Gracious dining room and French Doors to multi level deck. This home is perfect for a growing family, with the imagination to renovate. Please don't forget the legal 2 bedroom suite. walking distance to transportation, public and private schools, the beach, community centre, park, shopping. Measurements are approximate, and should be verified by the Buyer. Open House Saturday/ Sunday August 23/24 2-4pm.For more information please contact Greyden Douglas Real Estate SpecialistGreyden DouglasOPUS RealtyPhone: 604-620-6788Mobile: 604-218-2289Fax: 604-620-7970E-mail: greyden@raincityproperties.comWebsite: www.raincityproperties.comClick Here for more photos ** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.*Listing Brokerage Dexter Associates Realty]]>http://www.raincityproperties.com/blog/6364Wed, 20 Aug 2014 11:44:34 -0000<h2>THE IMPORTANCE OF READING AND UNDERSTANDING AN OFFER</h2>http://www.raincityproperties.com/blog/6363

When you make or receive an offer to buy a property, it's important that you read and understand every clause. It is especially important to understand any conditions or any changes that are made to the standard offer.An offer may contain several types of conditions. The most common are "conditional upon arranging financing" and "conditional upon passing a professional home inspection." However, there may be other conditions as well.You should be aware of – and fully understand – all of them.In addition, the wording of an offer may change during the back and forth negotiations that often happen. Aside from changes to the price, other clauses may be added, removed or reworded as well. A good agent will always ask you to initial changes. This is done primarily to ensure you know and approve of what you're signing.A recent newspaper article tells the story of a buyer-seller legal dispute that resulted in a six-figure judgement against the seller. This was due, in part, to a lack of understanding of one of the clauses in the agreement.You don't want that to happen to you. Take the time to carefully review and understand an offer.Want to make sure everything goes smoothly with your next move? Call today.]]>http://www.raincityproperties.com/blog/6363Wed, 20 Aug 2014 10:28:15 -0000311-3727 West 10th Avenuehttp://www.raincityproperties.com/blog/5566
Welcome to the Folkstone. This lovely 2 bed 2 full bath unit has been recently renovated and shows very well. It has new hardwood floors, newer carpets in the bedrooms, new granite counters in the kitchen and stainless appliance package. Itis a great reverse plan on the quiet side of the building offering full rain screen and built by Intergulf recipients of BC's best builder award. Fantastic location in Point Grey, close to transit, easy access to UBC and Lord Byng. A quick walk to Jericho, West 4th or Broadway, not to mention the private rooftop deck that offers unobstructed views of the whole city. Comes with 2 parking and storage locker. A must see! ]]>http://www.raincityproperties.com/blog/5566Tue, 24 Jun 2014 10:12:08 -00006050 Larch Streethttp://www.raincityproperties.com/blog/5473
Finally the perfect family home in the perfect Kerrisdale Neighbourhood! This 2861 sf, 4 bedroom + large den, 4 bathroom home. New custom Chopped Champion kitchen, new bathrooms, new flooring, new high efficiency furnace, new hwt, heat pump and aircon, new fencing, it is virtually a new home! Fully finished bsmt with Nanny's suite and 3 br, 2 bath up. Lots of original character in the home to enjoy. Walk to everything Kerrisdale has to offer: boutique shopping, Artigiano's, Hobbs, Kerrisdale Community Centre, plus best school catchments. Home flanks laneway so enjoy eastern and southern exposure light. Large yard for family enjoyment and entertaining and double garage.

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Dexter Associates Realty]]>http://www.raincityproperties.com/blog/5473Fri, 6 Jun 2014 15:13:09 -00006216 Cedarhurst Streethttp://www.raincityproperties.com/blog/5472
Beautiful mature 94' x 117.4' lot with back lane situated in the prime Kerrisdale area! This well kept elegant Tudor character home features spacious floor plan, cross-hall living & dining rooms, hardwood floors throughout on main, fabulous gourmet kitchen with large center island, stainless steel appliances, family room with a cozy gas fireplace & lots of built-in cabinetry. Office/den on main could be a bedroom. Upgraded in 2011 with new roof, updated drain tiles & new bathrooms. Upstairs with 3 spacious principal bedrooms & 2 baths. Sunny private deck in the lush & private garden. Blocks from Crofton House private school and Kerrisdale elementary. Point Grey secondary catchment. Minutes to shopping, parks, airport & UBC.

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Royal Pacific Realty Corp.]]>http://www.raincityproperties.com/blog/5472Fri, 6 Jun 2014 15:02:09 -00002385 West 49th Avenuehttp://www.raincityproperties.com/blog/5471
﻿﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.com﻿Website:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Dexter Associates Realty Van2]]>http://www.raincityproperties.com/blog/5471Fri, 6 Jun 2014 14:56:49 -00003108 West 33rd Avenuehttp://www.raincityproperties.com/blog/5470
All new custom built home, is located in MacKenzie Heights area. Over 4,000 sqft of living space. upstairs features 4 full ensuited bedrooms and the basement features recreation room, media room, 2 bedrooms w/ bathrooms (legal suites), wine room too! This home is designed by best full attention with super quality! Close to Balaclava park, shopping, transits and schools! This is great unique chance! Don't miss it!

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Re/max Select Properties]]>http://www.raincityproperties.com/blog/5470Fri, 6 Jun 2014 14:24:49 -00003256 West King Edward Avenuehttp://www.raincityproperties.com/blog/5469
A MAGNIFICENT QUALITY CUSTOM BUILT RESIDENCE IN PRESTIGIOUS MACKENZIE HEIGHTS LOCATION with south backyard. This exceptional stunning home offers grand foyer w/high ceiling, and huge covered deck, 4 levels with 5 generous sized bedrooms & den. 6.5 baths, Quality H/W fls thru-out. Large open gourmet kit w/high end cabinetry & top of the line Viking appliances. Oversized ctr lsland with granite countertop, entertainment size HOME THEATRE, SUNNA, STEAM, WET BAR, WINE CELLER, RADIANT FLOOR HEAT SYSTEM, A/C, HRV. Close to PRINCE OF WALES SECONDARY SCHOOL, KITCHENER ELEMENTARY, YORK HOUSE,CROFTON & ST. GEORGES'S PRIVATE SCHOOL, UBC, SHOPPING. PUBLIC TRANSIT. MUST SEE!

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Homeland Realty]]>http://www.raincityproperties.com/blog/5469Fri, 6 Jun 2014 14:21:17 -00003637 Prince Albert Streethttp://www.raincityproperties.com/blog/5457
Here is your opportunity to get into the hot Fraser st market for under $800,000! This house is on the very edge of the bog but is very livable. Great lot to build on. Hard pan is only 4-6 feet deep. Has a large full height basement that is currently a 1 bed suite, but could easily be converted to a 2 bed. Nice fenced backyard, large back deck. Open living/dining area. One block to Fraser street and transit and close to Kingsway as well. This home also features a 4 year old roof, brand new hot water tank, and furnace. Don't miss out on this property!

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Opus Realty Ltd.]]>http://www.raincityproperties.com/blog/5457Thu, 5 Jun 2014 10:20:48 -00003637 Prince Albert Streethttp://www.raincityproperties.com/blog/5447
Watch the video below to see our brand new listing!

More than 200 people showed up Sunday to protest the demolition of the heritage “A” listed Legg Residence in the city’s west end.Considering the torrential downpour, it was an impressive turnout, as well as a last-ditch attempt to save the doomed, once grand house at 1241 Harwood Ave. that was built in 1899. It is the second A-listed building to be demolished in the past two years, which goes to show that even valued historic treasures are not safe.Writer and Kerrisdale resident Caroline Adderson organized the protest. Ms. Adderson’s Facebook page Vancouver Vanishes archives many of the character houses that are being torn down, including the names of the original residents and what they did for a living. Across the orange fencing around Legg House, she and fellow activists taped photos of dozens of the houses that have been demolished. Their words of outrage, mostly aimed at the city, nearly washed off the placards as the rain came down.Although it’s been widely reported that the house had to go so that the tree could survive, that’s not the case, said Elizabeth Murphy, one of the protesters. Ms. Murphy, once a property development officer for the city, and a current member of the Character House Network, says that the city could have used existing guidelines to retain both tree and house.“Heritage is not a priority for this council,” she says.“They want to use their resources for other things. They’ve made that pretty clear.”Although demolitions are occurring all over the city, to the tune of an estimated 1,000 per year, the west side of the city has taken a particular hit because the lots are bigger. Big is the current trend in new single-family housing.Over a three-year period, 2,243 west side houses were torn down and replaced with new houses, and that figure doesn’t include Shaughnessy. Of those, 42 per cent pre-dated 1940. They had a collective value of $5.5-billion. The stats came from a 2014 property tax report focusing on new houses, as found by University of B.C. planning professor Andy Yan. Mr. Yan is one of the city’s go-to data people for housing information, which is why he’s also become an unofficial spokesperson for the city’s growing profile as a repository of global wealth, or a “hedge city,” as he coined it in the New Yorker magazine.The challenge to saving houses is two-fold, says Ms. Murphy. City zoning changes that allowed for greater height and floor space five years ago has helped turn old, under-built houses into so-called “demo bait.” As well, the current building code makes it unnecessarily difficult to renovate an old house.“The guidelines are all based on new construction,” she says. “Many of the codes for new construction really aren’t relevant to old buildings, like the rain screening. These old buildings naturally breathe. They don’t need rain screening.”Legg House represents more than a serious loss of heritage, however. It is the poster child for a battle to protect truly affordable rental housing, as well as for sustainability in the face of senseless waste.Most of us have heard the figure by now that an average of 55 tonnes of housing materials are going to landfill each year. Tyee writer Fiona Tinwei Lam recently wrote on the topic and cited a British study by the Institution of Civil Engineers that said a new house uses up to eight times more resources than the restoration of an equivalent old house.Tearing down old homes is not a sustainable practice, and it wreaks havoc on the community, too. The new luxury tower will not replace the affordable rentals that the Legg House offered.On many levels, Legg Houseis a symbol for a city undergoing too much change, too quickly.“There are all kinds of anger type issues that are rolling together on this,” says Michael Kluckner, author of Vanishing Vancouver: The Last 25 Years. Mr. Kluckner also spoke at the protest.“The Legg House is bad for one reason and the west side stuff is bad for another reason, but there’s a general sense that people are frustrated with things just not working.“You think of the current city council as being really policy oriented,” he continued.“For example, they campaign on bike paths, and so they see that all the way through in the face of incredible opposition because they have this policy and that’s the way they want to govern. And along the way they endorse the heritage program, which has been in effect since 1986. But when the chips are down over the Legg House they caved. They’ve got all their other policies and wish lists and neighbourhood consultation and density and the rest of it.“But at the end of the day, rather than supporting the primary policy, which was the A list building, they went the other way altogether and ended up with a high-rise.“And I don’t think any of them are proud of the way that gong show happened.”The biggest impact on the west side has been the arrival of global money that is using real estate as a “land bank,” a place to stash away money.The phenomenon is happening in London, England, as well, with foreign investors buying up houses and letting them sit empty and fall into disrepair.In Vancouver, the pricey homes on the west side are often demolished, rebuilt and then left empty. It is, says builder Jake Fry, the commodification of housing, which is the antithesis of building a community, laying down roots, and creating density, if that’s the goal. In other words, you don’t see much street hockey happening in neighbourhoods that are used as land banks. There aren’t many people.“You are not adding housing,” says Mr. Fry, another protester. “Generally, you are decreasing the density when you put in these big homes.”In order to curtail the demolitions, the city could tweak zoning and offer incentives to protect the old houses, says Mr. Fry, who builds laneway housing and advocates for smaller living spaces. The city could downzone areas to offset redevelopment and ease up on building codes for old houses to encourage restorations, he suggests. However, the standard argument against downzoning is that there’d be outcry from homeowners who are looking to cash out at the highest dollar.“There are two fundamental problems with that,” argues Mr. Fry.“City council is now becoming involved in market value. They are confusing their role of governance with housing investment and return. At its core, residences are about housing and community, so they have to abandon that economic commodification of the home. That should not be their role.“Also, they could make the old properties more valuable. Offer a mechanism that, with the house restored, you can add more value to the property, by, say, stratifying the basement suite or the laneway house, or allowing a bigger laneway house if the main house stays smaller. They could offer more carrots.”Mr. Kluckner acknowledges that it’s a conundrum for the city, with homeowners worried that downzoning might knock a half million or so off their property values.“But that’s an issue that is a political decision that the city has to make,” says Mr. Kluckner. “My argument would be if you are looking at this over-arching policy of a green city and wanting to have density and wanting to be sustainable, then look at the current situation and say, ‘This is not acceptable.’ And look at the solutions and say, ‘Who will be disadvantaged?’ The way I see it, it’s the ones who are going to leave the neighbourhood [after they sell] who’ll be disadvantaged. They are cashing out anyway.”

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Royal Pacific Realty Corp.]]>http://www.raincityproperties.com/blog/5438Mon, 2 Jun 2014 11:24:06 -00002925 W 36TH AVENUEhttp://www.raincityproperties.com/blog/5437
PRESTIGIOUS McKenzie Heights! Over 7700 sq ft lot, designed by Georgia Award Winning Architect & Builder! Custom built home features high quality craftsmanship, extensive use of elegant moulding & baseboards, with earthquake proof construction, granite countertops, wok kitchen, huge family room, over 10' high ceilings, steam shower, hardwood floors throughout on main & basement. Total 6 bedrooms, 1 den, total 5 baths. CAT 5 wiring. Beautiful landscaping. Point Grey Secondary School, Crafton & St Georges Private School catchments.CLICK HERE FOR MORE MACKENZIE HEIGHTS HOMES

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Royal Pacific Realty Corp.]]>http://www.raincityproperties.com/blog/5437Mon, 2 Jun 2014 11:21:17 -0000Owning vs. Rentinghttp://www.raincityproperties.com/blog/5433
Jason M. Ruedy, also known as The Home Loan Arranger, believes that in most areas of the United States, there are plenty of opportunities to find good deals on homes. He thinks there will continue to be excellent buying opportunities well into the foreseeable future - especially while interest rates are low.Mr. Ruedy's stated opinion on this matter is in response to a May 21, 2014 article published on NewYorkTimes.com entitled,"Rent or Buy? The Math is Challenging." The article appeared in the NewYorkTimes.com Upshot section, which "provides news, analysis and graphics about politics, policy and everyday life."The author of the NewYorkTimes.com article debates the positives and negatives of renting vs. buying homes in various locations in the United States. According to the author, "Thanks to low interest rates and home prices that remain 13 percent below their 2006 peak nationally, buying continues to look like a good deal in much of the country." The article discusses the fact that the real estate market in this country has experienced a yo-yo pattern over the past 10 years - - renting was more attractive than buying during certain years, but the benefits of buying outweighed those of renting during other years."I agree with the article's author when he states that prices in much of California and the Northeast are now high enough that the costs of owning a home may outweigh the financial benefits. With today's low interest rates, however, I firmly believe that anyone hoping to own a home at any point in the near future should act now - while interest rates are still at historically low levels. There are still plenty of excellent buying opportunities out there." - Jason M. Ruedy, The Home Loan ArrangerMr. Ruedy contends that it's nearly impossible to time the real estate market with 100 percent certainty and that people who want to be homeowners may not benefit significantly from waiting."Home prices are rising in many areas across the United States. If anyone truly desires to be a homeowner instead of a renter, it's advisable to lock in a low mortgage interest rate and bite the bullet sooner rather than later to avoid the possibility that housing prices will continue to rise." - Jason M. Ruedy, The Home Loan ArrangerAbout The Home Loan Arranger: Mr. Jason M. Ruedy, also known as The Home Loan Arranger, has 20+ year’s experience in the mortgage business. His company was built around the crucial principles of hard work, discipline, and determination. The Home Loan Arranger evaluates client applications quickly and efficiently and structures loans with the best possible terms. Mr. Ruedy is successful in achieving loan closings for clients while meeting their highest expectations. Jason M. Ruedy is ranked #2 in the state of Colorado by Scotsman Guide, which is the top leading resource for mortgage originators.For media inquiries, please contact Mr. Jason M. Ruedy, "The Home Loan Arranger".

CLICK HERE TO SEE MORE BLOG POSTS FROM RAIN CITY PROPERTIESGreyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite: raincityproperties.com**This article was originally posted by PRWEB Online Visibility and Vocushttp://www.prweb.com/releases/2014/05/prweb11885267.htmThe Home Loan Arranger 512 Cook St #100 Denver, CO USA ]]>http://www.raincityproperties.com/blog/5433Fri, 30 May 2014 16:49:55 -00002938 W 27TH AVENUEhttp://www.raincityproperties.com/blog/5415
Sweeping panoramic water, mountain, city view! Custom built magnificent brand new south facing home built to the highest standards and tastes come along. This beautiful house boasts an open concept on main floor. Four bedrooms up all with ensuites. Gym, steam shower, wine cellar, home theatre in the basement. It has 6 bedrooms and 7 baths. Features includes European kitchen, wok kitchen, extensive use of hardwood floor, high end Miele appliances, Swarovski crystal chandelier, HRV, A/C, beautiful landscaping! Close to BC's top private and public schools. Luxury, taste and attention to detail!CLICK HERE FOR MORE MACKENZIE HEIGHTS HOMES

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Royal Pacific Realty Corp.]]>http://www.raincityproperties.com/blog/5415Tue, 27 May 2014 09:07:36 -00002705 W 30TH AVENUEhttp://www.raincityproperties.com/blog/5414
An extraordinary architectural home perched high atop one of Vancouver's most coveted streets. This sophisticated concrete and glass home offers stunning, unobstructed views of the Pacific Ocean, North Shore Mountains and downtown Vancouver. The quality of construction is unsurpassed and the generous use of fine high end materials throughout makes this home truly a showpiece. From the large open kitchen to the impressive living room/dining room, beautiful master suite w/balcony, exceptionally finished lower level and serene outdoor spaces, no detail has been overlooked. A private elevator, oversized hot tub and heated three car garage completes this spectacular home.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.com﻿Website:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Macdonald Realty Bgw Ltd.]]>http://www.raincityproperties.com/blog/5414Tue, 27 May 2014 09:03:29 -00003002 West King Edward Avenuehttp://www.raincityproperties.com/blog/5413
Extraordinary new custom contemporary home with the most spectacular unobstructed Vancouver views of the city, water and mountains. This home exudes perfection with quality features and sophisticated design, ideal for family living and large scale entertaining. Open main floor plan, bathed in porcelain marble flooring, Poggenpohl Kitchen with marble counters and designer appliances, generous Family Room that leads to private sun trapped outdoor entertaining area. Spectacular engineered floating stairs to upper level, featuring sumptuous Master Suite, plus 2 additional bedrooms and private rooftop deck. Nothing today compares to this homes in quality, features and design. Lower level offers great entertainment features.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿﻿Greyden DouglasPhone: 604-218-2289Email:﻿greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Sotheby's Int'l Rlty Can (van)]]>http://www.raincityproperties.com/blog/5413Tue, 27 May 2014 08:58:37 -00002767 Alma Streethttp://www.raincityproperties.com/blog/5412
Builders, own executive style Point Grey residence. Built with attention to detail. Functional floor plan on three levels. BONUS, private rooftop deck with fantastic NE views of mtns, ocean, fireworks! LEGAL SUITE rented for over $2800 mth. 3 car parking plus ample street parking. Close to UBC, walk to schools, shopping, dinning & Jericho Beach! Covered under 2-5-10 National Home Warranty.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Sutton Grp. - West Coast (Kerrisdale)]]>http://www.raincityproperties.com/blog/5412Tue, 27 May 2014 08:48:32 -00004146 West 14th Avenuehttp://www.raincityproperties.com/blog/5411
Quality Newer House located in most sought after area in Point Grey, backyard South facing. Walking distance to Lord Byng High School and minutes to University of British Columbia, restaurants & shopping area. All 3 Bedrooms have ensuites and nice basement unit, granite countertop, Queen Elizabeth Elementary, General Gordon Elementary and Kitsilano Secondary. The house is like new, it is perfect home and a must see!CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage Royal Pacific Realty Corp.]]>http://www.raincityproperties.com/blog/5411Tue, 27 May 2014 08:43:20 -0000False Creek Residents Ass. Take City to BC Supreme Courthttp://www.raincityproperties.com/blog/5383
]]>http://www.raincityproperties.com/blog/5383Wed, 21 May 2014 15:35:57 -0000Real Estate Goes Globalhttp://www.raincityproperties.com/blog/5380
When price-to-income or price-to-rent ratios get out of whack, it’s often a sign of a housing bubble. But the story in Vancouver is more interesting. Almost by chance, the city has found itself at the heart of one of the biggest trends of the past two decades—the rise of a truly global market in real estate.We’re all familiar with the stories of Russian oligarchs buying up mansions in London, but this is a much broader phenomenon. A torrent of capital from wealthy people in emerging markets—from China, above all, but also from Latin America, Russia, and the Middle East—has flowed into the real-estate markets of big cities in other countries, driving up prices and causing a luxury-construction boom. A recent report by Sotheby’s International Realty Canada examined more than twelve hundred luxury-home sales in Vancouver in the first half of 2013 and found that foreign buyers accounted for nearly half of sales. In Miami, a huge influx of money from Latin America has enabled the city’s housing market to recover from the bursting of the housing bubble, and has set off a condo-construction spree. Australia has become a prime market for Chinese investors, who Credit Suisse estimates will buy forty-four billion dollars’ worth of real estate there in the next seven years.What’s so special about the places that attract all this foreign money? The economists Joseph Gyourko, Christopher Mayer, and Todd Sinai have developed a theory about what they call “superstar cities.” Looking at data from 1950 to 2000, they found a small number of cities where housing prices rose steeply, and concluded that high earners tended to cluster together over time, with the result that rich cities tend to get richer.Vancouver isn’t an obvious superstar. It’s not home to a major industry—as New York and London are to finance, or San Francisco to tech—and it doesn’t have the cultural cachet of Paris or Milan. Instead, Vancouver’s appeal consists of comfort and security, making it what Andy Yan calls a “hedge city.” “What hedge cities offer is social and political stability, and, in the case of Vancouver, it also offers long-term protection against climate change,” he said. “There are now rich people around the world who are looking for places where they can park some of their cash and feel safe about it.” A recent paper by two Oxford economists bears this out, showing a tight correlation between London house prices and turmoil in southern and Eastern Europe. The real-estate boom in Miami has been magnified by political unrest in Venezuela. And Vancouver, which has a large Chinese population, easy access to the Pacific Rim, and nice weather, has become a magnet for Chinese investors looking for insurance against uncertainty. A Conference Board of Canada report found that Vancouver’s real-estate market is tightly connected to what happens in the Chinese economy.FROM THE ISSUEBUY AS A PRINTE-MAIL THISThe globalization of real estate upends some of our basic assumptions about housing prices. We expect them to reflect local fundamentals—above all, how much people earn. In a truly global market, that may not be the case. If there are enough rich people in China who want property in Vancouver, prices can float out of reach of the people who actually live and work there. So just because prices look out of whack doesn’t necessarily mean there’s a bubble. Instead, wealthy foreigners are rationally overpaying, in order to protect themselves against risk at home. And the possibility of losing a little money if prices subside won’t deter them. Yan says, “If the choice is between losing ten to twenty per cent in Vancouver versus potentially losing a hundred per cent in Beijing or Tehran, then people are still going to be buying in Vancouver.”The challenge for Vancouver and cities like it is that foreign investment isn’t an unalloyed good. It’s great for existing homeowners, who see the value of their homes rise, and for the city’s tax revenues. But it also makes owning a home impossible for much of the city’s population. And the tendency of foreign buyers not to inhabit investment properties raises the spectre of what Yan has called “zombie neighborhoods.” A recent study he did found that a quarter of the condos in a luxury neighborhood called Coal Harbour were vacant on census day.One option would be to severely restrict foreign ownership, but that’s politically difficult, and not great for a city’s economy. It might make more sense if the Vancouvers of the world simply charged foreign buyers a premium for the privilege of owning there. “We’re one of the places where people seem to want to park their cash, and there aren’t that many of those places,” Yan says. “So let’s raise the parking fees.” As for the rest of us, we’d better get used to being tenants. ♦

CLICK HERE TO SEE MORE BLOG POSTS FROM RAIN CITY PROPERTIESGreyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite: raincityproperties.com**This article is originally posted by The New Yorkerhttp://www.newyorker.com/talk/financial/2014/05/26/140526ta_talk_surowiecki?utm_source=tny&utm_campaign=generalsocial&utm_medium=facebook&mbid=social_facebook]]>http://www.raincityproperties.com/blog/5380Wed, 21 May 2014 12:50:25 -0000Battle Over Park Goes To Public Hearinghttp://www.raincityproperties.com/blog/5356
Concord is asking the city to rezone 998 Expo Boulevard, a plot of land southwest of BC Place, to pave the way for a pair of residential towers perched atop two floors of commercial space. But area residents like Fern Jeffries are fed up and say Creekside Park has to come first."What's the plan here? Just to keep adding people and not green space? That is not a livable community," said Jeffries, co-chair of the False Creek Residents Association. "There's lots of children and families here. People need a place to see some green and be able to breathe."The park has been planned since 1990, but the city claims its development is bound to the future of the Georgia and Dunsmuir viaducts and tied up by legal agreements between the city, Concord and the province. Those agreements require the future parkland to first be used as a containment site for contaminated soils from another plot of land east of BC Place.That land, the park space, and 998 Expo Boulevard - the subject of the rezoning application - are the last plots of land remaining for Concord Pacific to develop in northeast False Creek, Kevin McNaney, the city's assistant director of planning and development services, told council."If the rezoning of (998 Expo Blvd.) is approved, Concord will shift its planning focus to work with the City on ... a new area plan to realize viaduct replacement, a reconfigured and larger Creekside Park Extension and a revised development site," stated a report presented to council."What this does is actually provide for a better park in the long term," McNaney told councillors, adding that should they approve the rezoning application, it would draw all the parties to the table where discussions on issues surrounding the green space could begin. But he could not offer any clear timeline for when shovels might hit the ground.Councillor Geoff Meggs said the public would need to weigh in on whether to wait for what could be a better park in the long run or to take what's on offer already."As we know, residents on the north side of False Creek have been waiting for a long time for the park to be built," he said, later adding that, "if agreement is achieved on a reconfiguration of the park, it will be substantially larger and more consolidated."Councillor Adriane Carr asked whether area residents were already putting up with less green space per capita than other residents, somethingMcNaney said he could not answer on the spot. She also asked how much money Concord Pacific has gained by not developing the land as a park. McNaney again said he did not have that figure.A motion to take the application to public hearing passed, with only Carr opposed.Fern Jeffries said she saw no good reason why Concord Pacific needs to develop the land up for rezoning before it delivers on its commitment to produce the park, adding that the city has handed the developer a shot at what it wants for virtually nothing."We could appreciate that the city gives them what they want in exchange for something ... But Concord managed to get away with this without any commitment about delivering the park at any point in time," she said. "Have your development. Fill your face. We want the park first."CLICK HERE TO SEE MORE BLOG POSTS FROM RAIN CITY PROPERTIESGreyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite: raincityproperties.com**This article is originally posted by The Vancouver Sun.]]>http://www.raincityproperties.com/blog/5356Wed, 14 May 2014 13:49:24 -0000Housing Correction Coming To Vancouverhttp://www.raincityproperties.com/blog/5347
The housing market, however, appears to be the exception that proves the rule. Most people don’t buy a home to flip it but to live in it, and those lucky enough to have held Vancouver property during the last decade have done well, their property often doubling in value in that period.For all the talk of bubbles bursting, a disorderly crash in Vancouver real estate prices seems unlikely. Still, homeowners should prepare for a market correction; the pundits tell us they are all but inevitable.In investment terminology, a correction is any change, usually down, greater than 10 per cent. That would lower the market value of the typical $1-million Vancouver home to $900,000. There are circumstances in which a decline of this magnitude would be a problem — seniors forced to sell, for example, or highly-leveraged investors who bought just before the dip — but those able to ride out the ups and downs will probably come out ahead in the long run. Still, the Vancouver housing market tends to be more volatile than other major Canadian markets, the Royal Bank of Canada noted in a commentary a couple years ago.But with higher risk comes greater reward and the value of Vancouver housing has appreciated more rapidly than other markets.International observers, such as The Economist, the Organization for Economic Cooperation and Development and Deutsche Bank, have warned that Canada’s — and by extension, Vancouver’s — housing market is over-valued. TD Bank estimated tybhis year that Vancouver housing is over-valued by 25 per cent if interest rates return to historic norms. But it added the market is under-valued by six per cent if they stay where they are.Bank of Canada Governor Stephen Poloz said to a Saskatoon audience last month that higher interest rates are not likely until the economy is firing on all cylinders, probably in 2016 — and even then rates are expected to remain below historic levels. If low interest rates are the new normal, an imminent crash in Vancouver’s housing market seems improbable.Meanwhile, the latest data from the Real Estate Board of Greater Vancouver indicates a shift from a balanced market towards a seller’s market. The board reported residential housing sales rose to 3,050 in April (from 2,627 a year earlier), while active listings declined 7.3 per cent to 15,575. That works out to a sales-to-active-listings ratio — a measure of the balance between supply and demand — of 19.7 per cent. A figure of 20 or above is considered a seller’s market. In April 2013, the ratio stood at 15.7 per cent. In September 2012, it was eight per cent.Economics 101 tells us when demand rises faster than supply, prices should rise.However, Vancouver is already the second most expensive housing market in the world, according to a recent Demographia survey of 360 cities. The average house in Vancouver costs 10 times annual median income; only Hong Kong is more expensive at 15 times.Affordability statistics show the minimum annual income required to purchase a single-family home in Vancouver is $163,867. Home ownership costs for a basic Vancouver bungalow consume more than 90 per cent of a typical household’s pre-tax income.These numbers scream unsustainability yet Vancouver’s housing prices continue to rise — not as quickly as before perhaps — but rise nevertheless. Real estate watchers declared in April that the era of the $600,000 Vancouver house had come to an end after a house listed at $599,000, Vancouver’s cheapest detached home, sold for $643,000.If history is any guide, the Vancouver housing market will correct at some point, but no one can predict when that will happen.Read more:http://www.vancouversun.com/business/Harvey+Enchin+Housing+correction+coming+maybe/9824210/story.html#ixzz31dgE3mQxCLICK HERE TO SEE MORE BLOG POSTS FROM RAIN CITY PROPERTIESGreyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite: raincityproperties.com**This article is originally posted byTHE VANCOUVER SUN.]]>http://www.raincityproperties.com/blog/5347Tue, 13 May 2014 15:55:51 -00003721 WEST 16TH AVENUEhttp://www.raincityproperties.com/blog/5332
Beautiful 2,785 sqft Modern Classic home with stunning city views thoughout the house as well as from a rooftop deck. Built to the highest standards by Noort Homes. Designed with the family in mind, four bedrooms upstairs, and a master suite capturing water and city view. Main floor has a formal living room and a great room flowing onto a deck all with views ideal for entertaining. GE Monogram appliances complete the Chef's Kitchen with a quartz island that seats 4, as well as a separate Wok Kitchen and pantry. Two bedroom suite. This home has a fenced rear yard and lovely landscaping with trellises and low maintenance yard with double garage off of a lane. Enjoy the comforts of radiant heat, HRV and air conditioning inside.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5332Mon, 12 May 2014 12:46:24 -00004317 West 11th Avenuehttp://www.raincityproperties.com/blog/5331
Fabulous brand new Point Grey home in walking distance to shopping area. GST included! Designer finishes, window coverings and lighting. Private, quiet lot with views of mountain peaks. Wonderful kitchen with large granite slab island, high-end stainless steel appliances, and a family room with fireplace attached. Open floor plan with dining and living room areas. Upstairs offers 3 bedrooms and a den for office or workout area. Media room in the basement with a one bedroom suite at the back. Move in anytime!

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5331Mon, 12 May 2014 12:43:33 -00004532 West 15th Avenuehttp://www.raincityproperties.com/blog/5330
One year old shows brand new in desirable Point Grey location. 2872 sq.ft. living area sits on high side of street. This home features: Open main floor plan, extensive use of granite, hardwood floor, a/c, hrv, Kohler fixtures, lots of natural light and gourmet kitchen cabinetry and top of line appliances. Top floor contains 4 generous sized bedrms (All en-suite) lower level fully finished& potential 2 bedrms suite, or guest/nanny accommodation, spaciouic recroom and media room. 2-5-10 home warranty. Best schools: Lord Byng High school & Queen Mary Elementary, West Point Grey Academy, UBC. Move in & Enjoy.

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5330Mon, 12 May 2014 12:28:34 -00004544 West 14th Avenuehttp://www.raincityproperties.com/blog/5328
Move in TODAY! Great location beautiful contemporary 3 year home well built by JHD Developments. The open main floor features with 10 ft ceilings, wall mounted fireplaces, hardwood & tile floors & oversized windows. The one of a kind kitchen include but not limited to: stainless Miele appliances & Quartz countertops. Three gorgeous bedrooms located at upper level include a master spa-like ensuite with a steam shower. Furnished basement is the media and entertainment room completed with a wet bar and a 65" HD Plasma TV. The dream house comes with 2-5-10 warranty plus a lot more! Call today and book for a showing!CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5328Mon, 12 May 2014 12:23:36 -00004673 W 9TH AVENUEhttp://www.raincityproperties.com/blog/5326
This often admired custom built residence designed by award winning Evoke is a rare offering. There is not a detail in this remarkable home that has not been carefully analyzed and refined. Sheer elegance and mode modern design define this that sets new standards with finishings including a Swiss pearl exterior & full home automation. Soaring ceiling on main floor with a kitchen that will simply overwhelm you. The livingroom boasts a wall of floor to ceiling windows that opens to the flush patio & private yard. Ideal floorplan with 3 spacious bdrms & 2 baths up including a deluxe mstr ensuite with steam shower & free floating tub to luxuriate in.

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. *Listing Brokerage MacDonald Realty - Kerrisdale]]>http://www.raincityproperties.com/blog/5326Mon, 12 May 2014 12:19:27 -0000Buying A Home With Rain City Propertieshttp://www.raincityproperties.com/blog/5299
]]>http://www.raincityproperties.com/blog/5299Thu, 8 May 2014 09:33:48 -0000About Rain City Propertieshttp://www.raincityproperties.com/blog/5298

]]>http://www.raincityproperties.com/blog/5298Thu, 8 May 2014 09:29:02 -0000Buying Your First Home?http://www.raincityproperties.com/blog/5297
]]>http://www.raincityproperties.com/blog/5297Thu, 8 May 2014 09:17:04 -0000Why Rain City Properties?http://www.raincityproperties.com/blog/5296
]]>http://www.raincityproperties.com/blog/5296Thu, 8 May 2014 09:12:17 -0000How We Drive Your Property To Sellhttp://www.raincityproperties.com/blog/5295
]]>http://www.raincityproperties.com/blog/5295Thu, 8 May 2014 09:09:39 -00004152 West 11th Avenuehttp://www.raincityproperties.com/blog/5290
There are times when you do not mind paying more if you get the BEST!! This home has a contemporary feel, style and quality that sets it apart from the rest. Heated and cooled geothermally, a Panoramic VIEW of the City, mountains and water, a huge rooftop deck, a well-appointed laneway home, control 4 system, custom millwork, a gourmet kitchen with WOLFE 6 burner range, and so much more.... You deserve a home of distinction and quality. LIVE THE LIFE in this home. Evenings on the view deck, extended family in the laneway and/or bsmt, and a home that anyone would be proud to entertain in. It is all just a call away to see your next home!! CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5290Wed, 7 May 2014 16:26:37 -00003749 West 11th Avenuehttp://www.raincityproperties.com/blog/5289
EXCELLENT PRICE! PRESTIGIOUS POINT GREY LOCATION! GORGEOUS CUSTOM BUILT HOME OVER 4100 sq.ft. with SOUTH FACING. Steps away from LORD BING HIGH SCHOOL, QUEEN ELIZABETH ELEMENTARY, CLOSE TO WEST POINT ACADEMY, ST. GEORGE'S, UBC, SHOPPING,BUS. This beautiful home simply offers QUALITY & supreme finishing, grand foyer with high ceiling, open plan concept, & hardwood floor thru-out. LARGE GOURMET KITCHEN with high-end cabinetry & appliances. SUB-ZERO FRIDGE, WINE FRIDGE. Total 6 bedrooms & den, 5.5 baths, entertaining sized Recreation Room, HOME THEATRE, SAUNA, A/C, HRV, RADIANT flooring heating system, SECURITY SYSTEM with TV & Camera. Secured fenced yard with PARK-LIKE GARDEN. MUST SEE!CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5289Wed, 7 May 2014 16:19:51 -0000Citygate: Keeping Vancouver Spectacularhttp://www.raincityproperties.com/blog/5288
Dear Citygate Residents,May is "Keeping Vancouver Spectacular" month. Citygate will be joining other teams to participate in the Chinatown Cleaning Campaign hosted by Vancouver Chinatown Merchants Association and Chinatown Plaza Tenants Association. This year, it will be held on May 25th, Sunday from 9:30 am to around 11:30 am.Citygate team will clean the area bounded by Terminal, Main, Milross Ave and Quebec. If you wish to be a member of our Citygate team, please email me at "cynthiawong178@hotmail.com", or call me at 604-681-2768. I will contact you and we will meet as a group and walk to Chinatown Plaza.Thank you, and look forward to hearing from many of you.Cynthia Wong#1004 - 1188 Quebec Street]]>http://www.raincityproperties.com/blog/5288Wed, 7 May 2014 15:31:11 -0000Questionnaire: New Public Art Locationshttp://www.raincityproperties.com/blog/5287
http://vancouver.ca/parks-recreation-culture/temporary-public-art-installations.aspx]]>http://www.raincityproperties.com/blog/5287Wed, 7 May 2014 15:28:15 -0000<blockquote><blockquote><b>Future Dragon Boat Events Update</b></blockquote></blockquote>http://www.raincityproperties.com/blog/5286
Dear Residents of the Creekside Community Centre and surrounding neighbourhoods,I am writing on behalf of the Canadian International Dragon Boat Festival Society. We produce the Rio Tinto Alcan Dragon Boat Festival, run the paddling club that operates out of the Creekside Community Centre and are also responsible for three other smaller events to be held throughout May and June. We have made some changes to our events to mitigate our effects on the community and with this letter I hope to inform you and ask that you pass this information along to Strata Councils and other residents.

The schedule of events to be held by our Society is:March 15 – Paddling Expo, this event is to be held inside the gymnasium of Creekside Community Centre from 10 am to 5 pmand should have no direct effect on the neighbourhood. However, info on how to volunteer or paddle at one of events will be presented on this day. Hope you can come by and say Hi!May 3 – Junior Regatta and Youth Day, a day of paddling and fun for children and youth, held in partnership with the City of Vancouver Park Board. If you have school age children you might like to encourage them to take part in this full day of learning and racing, surrounded by performances and visual and performing arts programmed specifically for these age groups.May 4 – Spring Spring, a dragon boat race using 12 person boats. Come out and cheer a team to victory.June 7 & 8 – Dragon Zone 500M RegattaMore than 100 teams take part in this event. To lessen the impact on the neighbourhood the teams are broken into 3 segments with approximately 32 teams racing during a 4 hour time period at any given time, rather than all 100 teams being present at the same time. This should lessen the parking and noise impact on the immediate neighbourhood.June 16-19 - Festival Setup. Most activity in and around Creekside Community Centre and south side of Science World. This should not have much impact on the residents. On Thursday, June 19th, there may be some roads closed to all traffic other than local, so residents may be stopped briefly and asked where they are going. This is a safety precaution.

June 20th, 8 am Street Closures to all but local traffic. June 20th, 5 pm Blessing CeremonyThis is a colourful and interesting ceremony during which Taoist priests “open” the eyes of the dragons, ensuring a safe race. The public is invited to watch the ceremony and the best viewing is from the seawall area in front of the green trailer to the east of the community centre. June 20th, 7 pm to 10 pmOpening Night Concert featuring Grammy and Juno winner Alex Cuba and his band. We promise to be closed by 10 pm and THERE WILL BE NO FIREWORKS THIS YEAR (again, really, we are so sorry:)

June 21-22, 7 am to 7 pm – Rio Tinto Dragon Boat Festival. Most activity in and around Creekside Community Centre and south side of Science World. There will be activities and performances for children, an art exhibit, arts and craft sales, an interactive art project, international cuisine, a stage featuring professional musicians, and of course, dragon boat racing. Most activities begin at 10 am but races begin at 8 am. The Racer’s Village is to be located in the big City of Vancouver parking lot on the corner of Ontario Street and 1st Avenue. Most of the early morning noise will be in this area and we will endeavour to keep the noise down. No loudspeakers will be used until after 10 am. There is also a bike detour around the site. The main stage is operating from 11 am to 6 pm and we hope this does not cause too much of an inconvenience.

More information can be found at our website: dragonboatbc.ca.Another community organization, False Creek Racing Canoe Club will also be running two events from our docks and the surrounding area. These events are to be held the weekends of May 10th and May 24th. For more information their website isfcrcc.com. Pat Pawlett is the Commodore and can be reached by email: pat_pawlett@telus.net or cell: 604-786-2204. Any questions or concerns with these events should be directed to this organization.We hope that the residents are not too inconvenienced by our events and as a thank you we would like to invite our neighbours to be our guest for a glass of wine, beer, or soft drink at our Granville Island Brewery Beer Garden, operated on-site during the festival. This location offers great viewing of the race and we’d be happy to have you there as our guest. Anyone interested should please RSVP by emailing to info@dragonboatbc.ca so that we can add the name to our GIB/VIP list. We are also planning a Community Open House in July and you will be invited to take part in all paddling activities free of charge. Stay tuned for more information on this fun event.

On closing, we wish to thank you for welcoming us to your neighbourhood. We are very excited about our new home in Creekside Community Centre and as we learn more and more about the area, we appreciate how patient our retail and residential neighbours have been with us. As someone who lives or works in or near the Olympic Village, you may have more suggestions or ideas that will ensure our involvement in the community is a positive one for all and I encourage you to contact me if you have any ideas or feedback whatsoever.

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5265Mon, 5 May 2014 09:38:47 -00004118 West 13th Avenuehttp://www.raincityproperties.com/blog/5264
Prime Point Grey location!!! Walking distance to sought after Lord Byng Sec and Queen Elizabeth Elem. 5 mins driving to renowned UBC. Rare find 55x122 lot sits on the higher side of the street, overlooking the beautiful wate, mountains and city views. Bright and spacious 4,000 sq ft living area featuring 6 bdrms including 4 ensuite bdrms, 9 feet ceiling, vaulted ceiling at entrance, spiral staircase and crystal chandeliers. Newly updates include:grande curtains, marble tile & hardwood flooring, carpet, lightings, interior and exterior paint, high end appliances, kitchen, bathroom, energy saving windows, furnace, hot water tank, balcony, insulation cotton, marble top stairs and much more.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5264Mon, 5 May 2014 09:34:18 -00003853 West 14th Avenuehttp://www.raincityproperties.com/blog/5263
This customized home built by local reputable build with R2000 high standards offers the energy efficient green home and comfortable living enjoyment. The unique split-level design allow the maximized view and natural light in every room, Western kitchen cleverly embedded in Chinese kitchen design, coupled with high-ceiling dining area and cozy family room, each functional area cleverly integrated. Basement has 2 bdrm suite and entertainment room and game area. All Miele appliances and ICB furnace, Orca Security Sys. The lane way house of 2 bdrm suite is a bonus. Top school catchment Lord Byng and QE elementary all in walking distance.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5263Mon, 5 May 2014 09:27:31 -00004570 Belmont Avenuehttp://www.raincityproperties.com/blog/5262
Views of the Beach, Water, Mountains & Downtown from this stunning contemporary home. Just 1 block from the beach and parks! Only the finest craftsmanship and finishing's were used in the construction of this gorgeous just like NEW Home. 3Bedrooms, 2 baths on main, Upper Living area and kitchen all wrapped in luxurious Padouk wood, Sub-Zero & Wolf Appliances, Basement with Rec rm & 2 Bds,$60K Smart home system, Security Cam, Hunter Douglas Blinds, Air-Con, HRV, Roof Deck & Balconies Finished area included 500 sq. ft 2 level lane way house, Belmont address speaks for itself!CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5262Mon, 5 May 2014 09:22:42 -00004277 West 11th Avenuehttp://www.raincityproperties.com/blog/5261
Gorgeous luxury home in the heart of Point Grey. The main floor features 10 feet ceiling and solid hardwood floor, granite countertops, first class appliances. Top floor contains 4 bedrooms with 3 ensuite bathrooms including a luxurious master ensuite. Spacious basement features fantastic recreation room with 2 guest bedrooms or perfect for a nanny. Includes Air conditioning, radiant hot water heat, HRV, security, built-in speakers, extensive wainscoting and much more. Truly a home with a "soul"!! Excellent location in walking distance to UBC, Lord Byng Secondary and Queen Elizabeth Elementary.CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5261Mon, 5 May 2014 09:17:59 -0000Spring in Vancouver - Now&#39;s The Time To Sell&nbsp;http://www.raincityproperties.com/blog/5250
Home buyers and sellers became more active in the Greater Vancouver housing market in April.The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver reached 3050 on the Multiple Listing Service (MLS) in April 2014. This represents a 16.1% increase compared to the 2627 sales recorded in April 2013, and a 15.5% increase compared to the 2641 sales in March 2014. Last month's sales were 5.2% below the 10-year sales average for April of 3217.The sales-to-active-listings ratio currently sits at 19.7% in Greater Vancouver, which is the highest this measure has been since June 2011. "We saw steady increases in home seller and buyer activity in April, which is typically the case in the spring months," Ray Harris, REBGV president said. "People often look to buy or sell their home this time of year as the school year draws to a close and the summer holiday season i sstill a few months away," Harris said. New listings for detached, attached and apartment properties in Greater Vancouver totalled 5950 in April. This represents a 1.3% increase compared to the 5876 new listings in April 2013 and a 12.7% increase from the 5281 new listings in March. Last month's new listing count was 1.2% higher than the region's 10-year new listing average for the month. The total number of properties currently listed for sale on the MLS system in Greater Vancouver is 15 515, a 7.3% decline compared to April 2013 and a 7.2% increase compared to March 2014. "Home prices in the region continue to show stready, yet modest, increased when compared to last year," Harris said. The MLS Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $619 000. This represents a 3.6% increase compared to April 2013. Sales of detached properties in April 2014 reached 1336, and increase of 25.6% from 1064 detached sales recorded in April 2013, and an 18.7% increase from the 1126 units sold in April 2012. The benchmark price for detached properties increased 4.7% from April 2013 to $956 700.Sales of apartment properties reached 1172 in April 2014, an increase of 11.4% compared to the 1052 sales in April 2013, and a 1.5% decline compared to the 1190 sales in April 2012. The benchmark price of an apartment property increased from 2.6% from April 2013 to $375 500.Attached property sales in April 2014 totalled 542, a 6.1% increased compared to the 511 sales in April 2013, and a 12.2% increase over the 483 attached properties sold in April 2012. The benchmark price of an attached unit increased 2% between April 2013 and 2014 to $464 400.CLICK HERE TO SEE MORE BLOG POSTS FROM RAIN CITY PROPERTIESGreyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite: raincityproperties.com**This article is originally posted byThe Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5250Fri, 2 May 2014 11:47:19 -0000CMHC Changes Mortgage Rules&nbsp;http://www.raincityproperties.com/blog/5241
On April 25th, the Canadian Mortgage and Housing Corporation (CMHC) announced two more rule changes affecting default insured mortgages (e.g., mortgages with less than 20% down payment or equity) on residential properties. These rule changes reflect quietly announced budget changes to taxpayer-backed mortgage insurance. As of May 30th, 2014, CMHC will not offer:1. Default insurance for second home mortgage financing. This will affect:second home ownersco-signers of default insured mortgagesvacation home buyers"moving-up" buyers who want to hold onto their current home as a rental property.2. Default insurance on mortgage financing for the self-employed without third-party income validation. This will affect: "stated income" mortgage borrowersthose who have difficulty proving their past two years' income via third party sourcesthose who take advantage of 15% grossed-up income or add-backs to income qualify. According to Steven Mennill, Senior VP of Insurance, CMHC is in line with their mandate of "contributing to the stability of the housing market and finance system" in Canada by evaluating and making changes to its products and services to reduce taxpayer risk exposure. These changes are expected to affect about 3% of CMHC's insured business volume in Canadian housing market units. CMHC is a Crown corporation often used as a tool since 1946 to stimulate or temper the national housing market and economy. CMHC's stated intent in 2014 is to limit the amount of new guarantees and reduce its annual issuance of portfolio insurance from $11 billion to $9 billion. The Canadian Press cites that CMHC currently has about $560 billion in outstanding mortgage insurance on its books. The government has capped CMHC's maximum value of insured mortgages at $600 billion.Who should pay attention to these changes?1. Currently Applicants for Mortgage Default Insurance (re Second Home and/or Self-Employed)For those who are financing second homes and/or self-employed, it's time to firm up that mortgage application if default insurance is required. Mortgage loan insurance applications with complete borrower and property details must be submitted before May 30th, 2014, in order for the current rules to apply. The closing date of the home purchase can still occur after the deadline. 2. Second Home OwnersCMHC's second home insurance product has been available since 2005 and it applies to an owner-occupied second home located anywhere in Canada. After May 30th, 2014, default mortgage insurance will only be available for one property (1-4 units) per brrower/co-borrower at any given time.NOTE: This means a co-borrower, such as a parent, cannot co-sign for their children's default-insured home if the parents home is default-insured as well. And it means that, for example, a condo originally purchased by first-time homebuyers with default insurance cannot then be kept and rented out if they want to default insure the mortgage on their next "moving-up" home purchase. 3. Self Employed (Without Traditional 3rd Party Validation of Income)Since 2007, Self Employed or Business for Self (BFS) were allowed under CMHC rules to access default insured financing for a 1-2 unit owner occupied property even if they were unable to provide traditional sources of income validation. In order to qualify for mortgage default insurance after May 30th, 2014, these folks will need to supply Notice of Assessments, audited financial statements or unaudited financial statements prepared by an independent third party, for the previous two year period. NOTE: Since the Income Tax Filing Deadline for Year 2013 is fast approaching, now is a good time for BFS's to discuss options on how they are reporting income. From an accounting perspective, taking advantage of as many tax deductions as legally possible is the norm. By all means, BFS's should seek advice from their accountant or tax filter BUT ALSO REMEMBER to consult their mortgage broker. As your mortgage broker, I can advise on reporting income needed - and its validation through traditional sources - in order to qualify for a default-insured mortgage on a principle residence. For BFS folks, that advice could make the difference between home ownership or renting the next time mortgage financing is needed!CLICK HERE TO SEE MORE BLOG POSTS FROM RAIN CITY PROPERTIESGreyden DouglasPhone: 604-218-2289Email: greyden@raincityproperties.comWebsite: raincityproperties.com**This article is originally posted by Glen's Perspective - Kelleway Mortgage Architects]]>http://www.raincityproperties.com/blog/5241Wed, 30 Apr 2014 17:05:23 -00004103 West 11th Avenuehttp://www.raincityproperties.com/blog/5224
Beautiful home sitting on 6100 Sq/Ft lot in the heart of Point Grey, roof deck access with mountain and ocean view. The home was bulid with craftmanship of every details. The main floor features high-ceiling and solid hardwood floor, granite countertops, first class appliances. Spacious basement feature theater, wine room and more. Close to UBC, Lord Byng Secondart and Queen Elizabeth ElementaryCLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5224Mon, 28 Apr 2014 12:27:39 -00003810 West 13th Avenuehttp://www.raincityproperties.com/blog/5223
Luxurious custom built residence w/ Water, City & Mountain views on a treed quiet street in prestigious Point Grey. 4000sqft of luxury living space with customized front door, hard wood flooring, Gourmet granite kitchen w/ top of the line aappliances, Arc-shaped windows maximize the vantage of the views & light. Elegant master ensuite w/ view + 3 ensuites w/ spacious characters at upper floor. Roof top deck carries on beautiful open views. Your dream media & recreation room + sauna & a guest ensuite are at lower floor. Triple garage. School catchment: Lord Byng & Queen Elizabeth. Close to UBC, private schools, parks, Downtown & all amenities. Don't miss it!CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5223Mon, 28 Apr 2014 12:21:23 -00003839 West 13th Avenuehttp://www.raincityproperties.com/blog/5222
View, view, view! Unobstructed Panoramic Ocean View. Architecturally custom built home in prestigious Point Grey. This 4089sf distinguished home on 50x122 lot. Superior quality & workmanship featuring high ceiling on all levels, extensive use of mouldings. Gourmet kitchen with luxurious cabinetry, top of the line appliances. Luxury living space with excellent open floorplan. Four spacious bedrooms upper level; features 2 generous size balcony with a outdoor fireplace; 230s.f rooftop deck to enjoy the view. Basement is equipped with state of the art theatre, recreation room & guest/nanny suite. Top school catchment - Queen Elizabeth Elementary and Lord Byng Secondary. Close to all amenities, UBC, Downtown. MUST SEE AND OWN!!!Blog entry content goes hereCLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5222Mon, 28 Apr 2014 11:15:33 -0000Vancouver - Lots of Money For Not Much Househttp://www.raincityproperties.com/blog/5216
Amid reports of strengthening consumer confidence, prices are expected to increase 2 per cent this year, according to the recently released Re/Max Spring Market Trends report. It also says that the foundation for growth is the domestic buyer, including first-time buyers and those who are trading up.It’s making an already unaffordable market even more unaffordable, but buyers seem unfazed at paying record prices for houses that have gone up 35 per cent since 2009. Real Estate Board of Greater Vancouver data shows an average sales price of a detached house for March, 2014, of $1.213-million. That number dropped from February, when the average was at $1.367-million. Back in January, 2009, the average price was $783,721.Some buyers are finding better value in eastern pockets of the city:“There are buckets of people looking for anything under $1.5-million,” says Sotheby’s agent Gregg Close, who held an open house for a $1.350-million property near Wall Street in east side Vancouver on Easter Sunday. He saw 42 groups walk through the door. Mr. Close usually markets houses on the west side of the city, but is increasingly finding that those west-side buyers are looking east.The east side has maintained its artistic community and has spawned a diverse restaurant, distillery and boutique retail shopping scene, while the west side has become more generic with chain stores. As well, anything priced below $1.5-million, he says, is a sweet spot for the family looking for a completely renovated home with a revenue suite.“For around $1.5-million you get something you want to go home to. You know your neighbours on the east side. It’s like the way Kitsilano used to be,” says Mr. Close. “I know builders who tell me they’re looking for a 33-foot lot on the west side, and I ask, ‘Why?’”That’s not to say that the average middle-income earner is getting a lot for their buck on the east side of the city. An east side house that was listed for $599,000 made headlines this month because of its “low” sticker price. It sold for $643,000 after a week, even though it’s bereft of a front yard and faces the thoroughfare that is Clark Drive. The windows must shake every time a semi-truck rattles by.A one-level house at 2543 E. 27th Ave. just sold for $820,000 after 47 days on the market. The buyer got tired of losing out to multiple offers, so they settled on a house that requires a major renovation, according to listing agent Keith Roy. It came with “old carpets, damaged walls, old appliances and no dishwasher,” he says.“The reason renovated houses in east Vancouver are so expensive is that people can’t afford to have work done, so they end up competing,” says Mr. Roy.Nearby, about a half block from Clark, a lovely yellow 102-year-old craftsman on a narrow 25-foot lot sold for $1.210-million, above the $1.199-million asking price. It was previously purchased in May, 2008, before the economic downturn, for $657,500 after 84 days on the market. The owners updated the house with a significant renovation. With a hot market factored in, the house sold for 45 per cent more than it had been purchased six years ago.“That area used to be considered less desirable, but as more and more folks leave the west side seeking greater affordability, then prices go up,” says listing agent Dwayne Launt.Such homes are sought out by families who’d otherwise have purchased in west-side neighbourhoods like Kitsilano and Dunbar. It’s small wonder. A quick survey of Realtylink listings shows a west-side starter home listed at around $1.5-million.Other than the very wealthy, only those who got into the market early on the west side can afford a house there.Fourteen years ago, Brendan Tompkins and Luc Morin purchased a tiny corner lot bungalow at 606 W. 17th for $350,000. They are currently finishing a major renovation that has transformed the one-bedroom bungalow with basement into a three-level, 3,100-square-foot craftsman-style house that includes a three-bedroom suite and two-car garage.“The biggest reason for doing the reno was great location, and getting better functionality while keeping as much of the house because it was so well built,” says Mr. Tompkins.Their property was appraised this year at $2.3-million. With so much equity in the house, it made sense for them to realize their dream home.Now, as the $599,000 Clark Drive listing illustrated, an east side home – albeit within range of truck traffic – is the new reality for first-time buyers willing to carry a big mortgage.There are signs that the east side is moving further out of range, however.The median house value in Vancouver is $1.29-million. Almost every house west of Ontario Street is above that median price according to a map of single detached homes provided for The Globe and Mail by Landcor Data Corporation. The vast majority of houses eastward are below the median, but the map shows a surprising shift underway. Those areas above the median price are, predictably, around Main Street, Commercial Drive, and Strathcona. However, there are not-so-obvious, much bigger pockets of the east side that are far above the median price – areas far to the southeast of the city, around Fraserview Golf Course, close to Southeast Marine Drive, as well as nearby Everett Crowley Park. Those neighbourhoods are becoming high-end east-side enclaves unto themselves.Purchasers are buying because interest rates don’t appear to be increasing any time soon, and inventory will always be limited due to Vancouver’s geography. There are even some bidding wars, says Richard Laurendeau, long-time managing broker for Re/Max Westcoast in Richmond.“Today, it is a fair representation of the market,” says Mr. Laurendeau. “It’s not particularly bearish and not bullish. It’s fair."In the market between 2008 and 2009, we heard a lot of stories about multiple offers – it was almost common place. Today some multiple offers are returning, but not to the frequency they were before. And that’s healthy. There’s nothing good that comes from [multiple offers]. That same seller will be faced with that type of market when he purchases again. It’s not comfortable. I don’t mind it from time to time, which we currently have, but it’s not commonplace.”The numbers don’t indicate a lack of inventory is driving the market. Instead, he believes people are feeling more secure in their jobs and in real estate in general.“And where are you going to go rest your money?” he says.“They may have been expecting that crash in the market, but they think, ‘it’s not happening, so I will buy into the market.’” Mr. Laurendeau is speaking about the detached house market. The condo market is a different animal, more affected by increased supply and developer costs that get transferred to the consumer.“Thankfully, real estate goes up because the value of land goes up faster than the building on it depreciates,” he says. “I think that is why it outperforms the strata. And I think we can layer onto that. The boom that has happened in the strata-development segment of the market … that abundance of supply puts pressure on pricing.“I don’t want to confuse that with the idea that prices will come down in condos – that’s not the message. But it makes it hard to understand significant appreciation with the abundance in the strata market.”CLICK HERE FOR MORE BLOG POSTS FROM RAIN CITY PROPERTIESCLICK HERE TO SEE HOMES THAT ARE CURRENTLY ON THE MARKETIf you are looking to buy or sell your home, now is the time. Please contact Greyden Douglasfor more inquiries on homes within Greater Vancouver. Phone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com**This article was originally posted by The Globe & Mail. Click here to view the original article.]]>http://www.raincityproperties.com/blog/5216Sat, 26 Apr 2014 14:29:40 -00004232 West 8th Avenuehttp://www.raincityproperties.com/blog/5213
Panoramic Water View, North Shore Mountains, Stanley Park to Vancouver Downtown Views from main floor and upstairs! Designed by Georgie Award Winner Victor Eric. This gorgeous elegant home offers the ultimate of modern living with great attention to details. Grand foyer. European kitchen, wok kitchen with superior workmanship, high end appliances, wet bar, home theatre, large patio, HRV, A/C, laneway house, professional landscaping. Top floor walkout to a huge deck with breathtaking views. Steps to BC's top private&public schools: West Point Grey Academy, Queen Mary, Lord Byng. Royal Yacht Club, Golf Courses, Jericho Tennis Club, beaches! A sought-after super location with dream views home! No Showings on Saturday or Sunday. CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver. ]]>http://www.raincityproperties.com/blog/5213Fri, 25 Apr 2014 16:02:02 -00004785 West 2nd Avenuehttp://www.raincityproperties.com/blog/5212
RARE! POINT GREY! One of Vancouver's most exclusive neighbourhoods. This stunning award-winning home, on one of Point Grey's most beautiful lots (almost 1 acre), was named the "BEST HERITAGE RENOVATION 2012" by the BC Builder's Association. Retaining the original classic brick exterior & the best architectural features of an elegant 1930s residence, this is virtually a new home. Total of 5 bedrooms & 7 bathrooms. All the major rooms of the home capture the mountain and ocean view and look out onto the beautiful landscaped gardens. PRICED AT LAND VALUE! CLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5212Fri, 25 Apr 2014 15:50:26 -00003998 West 8th Avenuehttp://www.raincityproperties.com/blog/5211
A very special home in the heart of Pt Grey. Steps to West Pt Grey Academy, OLPH and Lord Byng Schools. Custom Designed home by Formwerks, truly 1 of a kind! Elegant, sophisticated and flair best describe this Art Deco Inspired home. Top ofthe line finishes and appliances this home is ideal for the family. The home offers comfortable living spaces with every outlook a Picture Window w trees, privacy and corridor views. The main floor boasts 10 ft ceilings, floor to ceiling windows and intimate outdoor spaces. Upstairs a beaut Master suite with Spa Like ensuite and roof deck w Gas Fireplace. This home will not disappoint. A pleasure to show. 2-5-10 Year WarrantyCLICK HERE FOR MORE POINT GREY HOUSESFor more information please contact ﻿Greyden DouglasPhone: 604-218-2289Email:greyden@raincityproperties.comWebsite:www.raincityproperties.com

** The data relating to real estate on this web site comes in part from the MLS Reciprocity program of the Real Estate Board of Greater Vancouver. Real estate listings held by participating real estate firms are marked with the MLSR logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver.]]>http://www.raincityproperties.com/blog/5211Fri, 25 Apr 2014 15:43:45 -0000Getting The Most From an Open Househttp://www.raincityproperties.com/blog/5208
To get the most out of an open house, follow these guidelines: • Most open houses will have a handout available containing the list price and other property information. Be sure to keep a copy. • Don't just view the rooms. Explore the entire property, including the backyard. • Don't be shy about asking the listing agent (or whoever is hosting the open house) questions about the property. • Ask about the area. Are there schools nearby? Where is the nearest park or playground located? • Ask about potential required repairs and renovations. For example, if the furnace is more than 15 years old, it may need to be replaced soon. • Walk around the neighbourhood. Try to get a sense of what it's like to live there. If possible, chat with a neighbour. Finally, if you become interested in the home, be sure to advise the listing agent that your own REALTOR® will be following up. Otherwise, the listing agent might assume that he or she will be representing you. Looking for a good REALTOR® to have by your side? Call Greyden Douglas today.]]>http://www.raincityproperties.com/blog/5208Fri, 25 Apr 2014 12:36:49 -0000亚洲买家缓步 豪华住宅降温http://www.raincityproperties.com/blog/4955
亚洲买家缓步 豪华住宅降温

1) $5,900,000 2) $5,250,000 3) $5,150,00]]>http://www.raincityproperties.com/blog/4955Thu, 6 Mar 2014 10:06:23 -0000Vancouver Real Estate Luxury Market Stumbles as Asian Buyers dry uphttp://www.raincityproperties.com/blog/4954
Macdonald Realty manager Matthew Lee, whose Vancouver office sold the most expensive home in BC so far this year ($19.8 Million), believes that the market has reached a tipping point. “Prices have been going up so much the past few years that we’re now seeing a combination of buyer fatigue and seller intrigue,” says Lee, “buyers are looking at prices and don’t believe they can go up much more in the near term, so they’re taking their time. Conversely, sellers are seeing these sky high prices and have finally decided to cash out.”

UBC real estate professor Tsur Sommerville has argued that because luxury real estate tends to be bought with existing wealth rather than incomes, it is much more unpredictable than the entry-level market. Luxury real estate prices tend to be disconnected from economic fundamentals like income, and because of this, prices are much more driven by psychology and people’s belief in what future values will be. And with the faltering real estate market in China, the uncertainty in Europe, and current high prices, you’re seeing a more cautious buyer.

Or at least a more cautious Chinese buyer.

Most neighbourhoods that have been bought up by wealthy Chinese buyers over the past few years – Vancouver (Westside), Richmond, West Vancouver – are now in a Buyer’s market, or have high inventories with lower sales. Other, more affordable, markets – Vancouver (Eastside), North Vancouver – are still experiencing a stronger activity albeit edging into a more balanced market from a long running sellers market. This was predicted in a Macdonald Realty forecast put out in December 2011, which predicted that more expensive jurisdictions in BC would experience a flat or sagging market while cheaper alternatives continue their upward trajectory.

I was going to write a post this morning touching on how the government of Canada via Minister Flaherty has tightened mortgage rules three times in the past four years and is also expected to introduce new regulations in the next year to raise the minimum down-payment from the current five per cent (5%) and to reduce the maximum amortization period to 25 years from the current 30 years. This would play a powerful role in lowering many buyers, especially first time home buyer’s, affordability. First one would need more money down to buy a home and secondly taking away that extra 5 years in amortization would have someone with a $500,000 mortgage paying just over $3,000 more per year on their mortgage with a 25 year amortization vs. a 30 year. I am not saying that these rules are a bad thing but feel that they are important to highlight.

Now, as I mentioned, I was going to write a post on the above possible changes coming in the next year or so but an email I received from one of our RBC Mortgage Specialist, Jeff Fraser, giving me a heads up that NEW CHANGES are in fact coming as soon July 9th.

In a nut shell, the government is decreasing the maximum amortization to 25 years, refinancing now to be 80% LTV (loan to value ratio), and no CMHC (Canada Mortgage & Housing Corporation) insurance on mortgages over $1million. This is for insured mortgages (CMHC) only at this point, but would not be surprised if the banks follow suite. We will keep you posted as more information becomes available. In the meantime, if you have questions on this or any other real estate related matters, just give us a call or shoot us an email:

VANCOUVER, B.C. – June 4, 2012 – The number of properties listed for sale continued to increase in the GreaterVancouver housing market in May. The number of sales decreased year over year, but remained relatively constantcompared to recent months.The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouverreached 2,853 on the Multiple Listing Service® (MLS®) in May 2012. This represents a 15.5 per cent decline compared to the 3,377 sales recorded in May 2011.May sales were the lowest total for the month in the region since 2001 and 21.1 per cent below the 10-year May sales average of 3,617. However, sales have been constant throughout the spring months, with 2,874 sales in March and 2,799 sales in April.“Home sellers have outpaced buyers in recent months, however, there continues to be an overall balance between supply and demand in our marketplace,” Eugen Klein, REBGV president said.New listings for detached, attached and apartment properties in Greater Vancouver totalled 6,927 in May 2012. This represents a 16.8 per cent increase compared to May 2011 when 5,931 homes were listed for sale and a 14.4 per cent increase compared to April 2012 when 6,056 homes were listed for sale on the region’s MLS®.Last month’s new listing total was 15.3 per cent above the 10-year average for listings in Greater Vancouver for May.At 17,835, the total number of homes listed for sale on the region’s MLS® increased 7.9 per cent in May compared to last month and increased 21 per cent from this time last year.“Our sales-to-active-listing ratio sits at 16 per cent, which is indicative of balanced market conditions,” Klein said. “As a result of this stability, home prices at the regional level have seen little fluctuation over the last six month.”The MLS® HPI benchmark price* for all residential properties in Greater Vancouver currently sits at $625,100, up 3.3 per cent compared to May 2011 and up 2.4 per cent over the last three months. The benchmark price for all residential properties in the Lower Mainland** is $558,300, which is a 3 per cent increase compared to May 2011 and a 2.3 per cent increase compared to three months ago.Sales of detached properties on the MLS® in May 2012 reached 1,180, a decline of 24.8 per cent from the 1,570 detached sales recorded in May 2011, and a 6.1 per cent decrease from the 1,256 units sold in May 2010. The benchmark price for detached properties increased 5.1 per cent from May 2011 to $967,500.Sales of apartment properties reached 1,156 in May 2012, a decline of 5.9 per cent compared to the 1,228 sales in May 2011, and a decrease of 14.6 per cent compared to the 1,354 sales in May 2010.The benchmark price of an apartment property increased 1.7 per cent from May 2011 to $379,700.Townhome property sales in May 2012 totalled 517, a decline of 10.7 per cent compared to the 579 sales in May 2011, and a 5.3 per cent decrease from the 546 townhome properties sold in May 2010. The benchmark price of a townhome unit increased 0.9 per cent between May 2011 and 2012 to $470,000.

http://www.rebgv.org/sites/default/files/REBGV%20Stats%20Package%20May%202012.pdf]]>http://www.raincityproperties.com/blog/4952Thu, 6 Mar 2014 09:45:47 -0000Cambie Corridor Re-Development Moving Forwardhttp://www.raincityproperties.com/blog/4951
The proposal is for three 6-storey residential buildings containing 177 units and 8 townhouses, with 20 per cent of the total number of units (37 units) being provided as market rental housing. The proposal includes a floor space ratio (FSR) of 2.62 and 195 underground parking spaces.

This is big change for the Vancouver real estate landscape and most importantly is a major face lift for the Cambie Corridor across from Queen Elizabeth park. Your thoughts are welcome both with the City of Vancouver as this re-zoning is still in the application phase, as well as on our site or Facebook page for comments/concerns.]]>http://www.raincityproperties.com/blog/4951Thu, 6 Mar 2014 09:37:09 -0000